Does my the East Bay tile roof need new tile, or only new underlayment?

Why does the underlayment fail before the tile?

InterNACHI estimates clay and concrete tile at 100 years or more (InterNACHI), but the underlayment that actually keeps water out wears out far sooner. California's code doesn't allow a new roof to be laid over existing tile (CRC R908), so the choice is lift-and-relay or tear-off.

When does a lift-and-relay make sense?

• Most tiles are intact and not brittle
• Replacement tiles can be matched
• The leak is in the underlayment or flashing, not the tile

When should the tile be replaced?

• Tiles break when handled
• Discontinued profiles leave patches that won't match
• You'd rather move to a lighter material

What does each option cost?

Both are large jobs, usually in the tens of thousands of dollars, and a lift-and-relay isn't automatically cheap: every tile is handled twice, and breakage adds replacement tile. For your actual price, request a free written estimate: a licensed roofer measures the roof and prices your exact scope.

What's different in the East Bay?

East Bay tile is concentrated in the Tri-Valley, San Ramon, Danville and newer parts of Fremont and Concord, plus Spanish-revival homes in older Oakland and Berkeley neighborhoods. Inland homes sit in climate zone 12, where a qualifying steep-slope reroof needs a rated cool-roof product unless an exception applies, so ask how a tile relay is classified for your address. In the hills, a tile roof also helps on the fire side: the state's Safer from Wildfires program lists concrete and masonry tiles among Class A roofs.

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