Tile roofs rank among the most durable roofing systems available. The tiles themselves can last a century or more. But durability doesn't mean maintenance-free. San Diego homeowners with tile roofs face specific repair challenges that differ from other roofing materials.
Understanding these challenges helps you maintain your investment properly.
Why Tile Roofs Develop Problems
Walking damage breaks more tiles than weather. Cable installers, HVAC technicians, and homeowners retrieving wayward frisbees crack tiles by stepping in the wrong spots. The barrel shape of many tile profiles creates stress points that break under concentrated weight. Experienced workers know to step on the lower third of tiles where support is strongest.
Settlement and structural movement crack tiles too. As homes age, minor shifts occur. Tiles can't flex with this movement, so they crack instead. Earthquake activity, even minor tremors we barely feel, stresses rigid tile installations.
UV exposure affects concrete tiles more than clay. The surface can become chalky and porous over time, allowing water absorption. Freeze-thaw cycles don't concern San Diego much, but wet concrete tiles that dry rapidly can develop surface deterioration.
Mortar at ridges and hips deteriorates faster than tiles. This cement holding ridge caps in place cracks from thermal cycling and washes away during heavy rains. Failed ridge mortar lets water enter and creates loose tiles that blow off in Santa Ana winds.
Common tile roof repairs include:
- Individual cracked tile replacement
- Ridge and hip mortar restoration
- Flashing repair at valleys and penetrations
- Underlayment patching for localized damage
- Boot seal replacement around vents
Most tile roof leaks trace to flashing failure, not tile failure. Water gets under tiles at transitions and penetrations where flashings have deteriorated, then follows the underlayment until it finds entry.
Tile matching challenges every repair project. Manufacturers change colors and profiles over time. Finding exact matches for tiles installed twenty or thirty years ago often requires searching specialty suppliers or accepting close-but-not-perfect alternatives. Some homeowners keep spare tiles from the original installation specifically for future repairs.
Repair Techniques That Work
Single tile replacement involves lifting the tiles above the damaged one, removing the broken tile, and sliding a replacement into position. The process sounds simple but requires finesse to avoid breaking adjacent tiles.
Ridge restoration means removing deteriorated mortar, cleaning surfaces, and applying new mortar in proper consistency and thickness. The mortar color should match existing work. This repair often improves on original installation quality since modern materials outperform what was available decades ago.
Flashing repairs around chimneys demand particular attention. Counter flashing embedded in mortar joints needs careful removal and reinstallation. Step flashing beneath tiles requires lifting multiple rows. The complexity explains why flashing repairs cost more than simple tile replacement.
Underlayment repair without full replacement works for localized damage. Lifting tiles in the affected area, patching or replacing the underlayment section, and relaying tiles extends roof life without major investment. This approach suits roofs with generally sound underlayment that has failed in specific spots.
Preventive measures reduce future repairs. Trim overhanging branches that drop debris or abrade tiles in wind. Walk paths across tile roofs only when necessary, and only on the lower thirds of tiles. Schedule annual inspections to catch small problems before they grow.
