Tile roofs define San Diego's architectural character. From the Spanish Colonial homes of La Jolla to the Mediterranean villas of Rancho Santa Fe, terracotta and concrete tiles have sheltered our region's homes for generations. When these roofs need replacement, the process differs significantly from typical shingle work.
Understanding Tile Roof Lifespans
The tiles themselves last nearly forever. Quality clay tiles installed in the 1920s still protect homes today. Concrete tiles from the 1970s show few signs of wear. The tiles aren't usually the problem.
The underlayment is another matter. Beneath those durable tiles sits a waterproof layer that degrades over time. Original hot-mopped asphalt underlayment from decades past is reaching end of life on many San Diego tile roofs. This hidden deterioration causes leaks even when the tiles look perfect.
Broken or cracked tiles allow water to reach aging underlayment. Walk damage from HVAC technicians, fallen branches, or shifting from settlement all crack tiles. Each crack accelerates underlayment failure beneath it.
Signs that underlayment replacement is approaching:
- Leaks appearing in multiple locations
- Water stains in the attic
- Tiles lifting or shifting from their original positions
- Roof age exceeding 30 years with original underlayment
- Previous repairs failing to stop recurring leaks
The Replacement Process
Tile roof replacement typically means removing all tiles, replacing the underlayment, and reinstalling the original tiles. This preserves your home's appearance while restoring waterproof integrity beneath.
Careful tile removal protects your investment. Experienced crews lift tiles systematically, stacking them for later reinstallation. Inevitable breakage occurs—budget for replacing 10 to 15 percent of tiles during any underlayment project.
Deck inspection happens once tiles are removed. The sheathing beneath has been protected by tiles for decades but may show localized damage around previous leaks. Any soft or deteriorated decking gets replaced before new underlayment goes down.
Matching replacement tiles for older roofs challenges even experienced contractors. Specialty suppliers carry discontinued patterns. Salvage yards occasionally have matches. Custom manufacturing is possible but expensive.
Modern underlayment options outperform original materials. Self-adhering modified bitumen provides superior protection compared to traditional hot-mopped layers. Synthetic products offer another option with excellent durability.
Tile reinstallation follows the original pattern. Flashings get replaced with new materials. Valley details receive fresh attention. Ridge tiles are reset with new mortar. The goal is a roof that looks unchanged but functions like new.
Complete tile replacement makes sense in certain situations. When tiles are badly weathered, extensively damaged, or you want to change your home's appearance, new tiles can be installed. Modern concrete tiles offer wider color selections than vintage materials. New clay tiles provide traditional appearance with contemporary manufacturing quality.
Special Considerations for San Diego
Our building codes address seismic concerns that affect tile roof installation. Proper attachment methods resist both uplift and shaking. Wire ties, adhesive systems, or mechanical fasteners keep tiles secure during the occasional earthquake our region experiences.
Fire resistance matters in designated hazard areas. Tile itself is fireproof, but the underlayment and any wooden components require attention. Class A fire-rated assemblies are required in many San Diego neighborhoods.
Structural capacity deserves evaluation on older homes. Tile weighs considerably more than other roofing materials. Homes built for tile can support that weight, but any structural modifications over the years might have changed load paths. An engineering evaluation resolves any uncertainty.
