ServicesTile Roofing
Tile Roofing in Seal Beach, From the Underlayment Up
Clay and concrete tile can outlast the people who installed it, but the underlayment beneath it can't. We replace broken tile, renew worn underlayment and relay or install tile roofs. The same small crew that inspects your roof is the crew that finishes it.
Why Tile Roofs Leak When the Tile Looks Fine
A tile roof is really two systems. The tile sheds most of the water and blocks the sun. The underlayment below it, usually asphalt felt on older roofs, is what keeps water out of your home. Felt dries out, cracks and tears long before the tile wears out, so a roof can look solid from the street and still let water reach the deck.
That is why most tile work isn't about tile. It's about lifting the tile, replacing what is underneath and setting it back correctly over battens, flashing and bird stops. Near the coast, salt air speeds up corrosion on nails and metal flashing, which is one more reason we look under the tile before we price anything.
We keep our jobs small on purpose. The people who walk your roof at the estimate are the people stacking tile and resetting ridge on the work days, so nothing gets lost between a salesperson and a crew. Roofing Seal Beach is a licensed roofing contractor, CSLB 1092407 (C-39), and we carry insurance on every job.
What Our Tile Roofing Work Covers
- 01
Broken and slipped tile
Cracked tiles get pulled and replaced with a matching profile and color. Slipped tiles are reset and refastened so they stop sliding down the course and opening a gap.
- 02
Lift and relay
We remove the tile, stack it on the roof, strip the old felt and install new underlayment, then relay your original tile. Your roof keeps its look while the waterproof layer underneath starts over.
- 03
Valleys and flashing
Valley metal, headwall and sidewall flashing and pipe jacks are replaced where they have rusted through or were patched with roofing mastic. These transitions are where most tile leaks begin.
- 04
Hip and ridge
Cracked or missing mortar at hips and ridges lets wind-driven rain in. We rebuild ridge lines in mortar or with a ventilated ridge system, depending on the roof and its attic venting.
- 05
Eave closures
Open eaves let birds nest under the first course and let rain blow in behind it. New bird stops close that gap.
- 06
New tile installations
For a new tile roof, or a switch from another material, we check first that the framing can carry the load. Concrete tile weighs several times more than asphalt shingle.
Questions about Tile Roofing?
Call(562) 373-6719Signs Your Tile Roof Needs Work
Ceiling stains under intact tile
If the tile looks whole but you have a stain inside, the underlayment has usually failed. Water is getting past the tile the way it always has, and nothing below is stopping it anymore.
Cracked or missing pieces
Broken tiles expose felt to direct sun, which bakes it brittle in a season or two.
Rust at valleys and walls
Orange streaks on tile below a valley or along a wall mean the flashing is corroding and will soon leak.
Mortar in the gutters
Chunks of gray mortar in your gutters come from hips and ridges that are coming loose.
Original felt from decades ago
If the roof has never been relayed and the felt is twenty-plus years old, it is worth lifting a few tiles to check before a wet winter.
How a Tile Roof Job Runs
- 1
Roof inspection
We walk the tile on its overlaps, where it can carry weight, and lift tiles at suspect spots to see the felt and battens. You get photos of what we found.
- 2
Written estimate
Each item is listed separately, with an honest answer on whether a repair will hold or a relay makes more sense. We note how many replacement tiles you'll need and whether your profile is still made.
- 3
Permit and prep
We pull the permit when the work requires one. Before tile comes off, we cover plants and walkways and stage materials so the driveway stays usable.
- 4
Work days
The same crew works your roof each day. We strip and dry in one section at a time, so the roof is never left open overnight.
- 5
Final sign-off
Once the city inspector approves the work, we haul away the old felt and broken tile and roll a magnetic bar over the lawn, planters and driveway to pick up stray nails. Then we go over the finished roof with you, including photos of the valleys and ridge we rebuilt.
What Moves the Price of Tile Work
Tile pricing depends mostly on how much has to come off and what we find under it. Replacing a dozen tiles and resetting a ridge is a very different job from a full relay. Your written estimate shows each piece on its own line. Financing is available through Service Finance Company, subject to credit approval.
- Repair or relay
- Spot repairs touch a small area. A relay means handling every tile on the roof twice, plus new underlayment throughout.
- Tile type and supply
- Clay breaks more easily than concrete during handling. Discontinued profiles may need salvaged tile, which takes time to source.
- Deck and battens
- Rotted sheathing or battens found once the felt is off have to be replaced before new underlayment goes down.
- Pitch and access
- Steep or two-story roofs need more staging and safety setup, and slow the work.
- Flashing scope
- Replacing valley metal and wall flashing adds material and labor, but it is often where the leak actually is.
Tile Roofing Questions
Can you reuse my existing tile?
Usually, yes. Concrete and clay tile often have decades of life left when the underlayment fails. Some breakage during removal is normal, so we plan for replacement pieces and match them as closely as the market allows.
Do I need a whole new roof, or just new underlayment?
Most aging tile roofs need new underlayment, not new tile. A lift and relay keeps the tile you have and replaces the layer that actually keeps water out. We'll tell you plainly which one your roof needs after we've looked under it.
Why do my tiles keep cracking?
Foot traffic is the most common cause. Satellite installers, painters and solar crews often step in the middle of a tile instead of on its overlap. Corroded fasteners can also let tiles shift and break against each other.
Can my home be switched to tile?
Often, but tile is heavy and the framing has to be checked first. If the rafters or deck need reinforcing, we'll explain what is involved before you decide.
Will insurance pay for broken tile?
That depends on the cause and your policy, and the adjuster makes the call. We work directly with your insurance claim by documenting the damage with photos and measurements and meeting the adjuster on the roof if you'd like.
Find Out What's Under Your Tile
Tell us what you're seeing, and we'll set a time to walk the roof and lift a few tiles. You get a free written estimate, and we offer service in English and Spanish.