Concrete tile roofs are everywhere in metro Phoenix. They are durable, and that durability is part of the problem: the tiles look fine from the street long after the layer underneath has failed.
What's actually keeping the water out
Tile is mostly a sun and wind shield. The waterproofing is the underlayment, plus flashings at valleys, walls and penetrations. In Valley heat, older felt underlayment dries, cracks and tears. Many original roofs on 1980s–2000s homes are now at or past the point where that layer gives out.
Signs it's time
- The roof is 20+ years old and has never been re-laid
- Ceiling stains or attic drips after monsoon storms
- Broken or slipped tiles exposing brittle underlayment
- A roofer lifts a few tiles and shows you photos of cracked, crumbling felt
Re-lay vs. new roof
A re-lay (often called a "re-felt") removes and stacks the tiles, replaces underlayment, battens where needed, and flashings, then reinstalls the same tile. Broken pieces get replaced with matching tile. It usually costs much less than a brand-new tile roof. Ranges for typical homes are in our cost guide.
Comparing bids
- Ask for underlayment brand and type, and whether low-slope areas get a double layer
- Confirm whether flashings, pipe jacks and bird stops are new
- Ask how many replacement tiles are included and what happens if your profile is discontinued
- Get the workmanship warranty in writing, and check the ROC license classification
Frequently asked questions
Is a re-lay covered by insurance?
Usually not. Insurers generally treat worn-out underlayment as maintenance. Sudden storm damage can be covered. Ask your agent.