How long does a tile roof last in South Florida?

Homeowners often tell us their tile roof is 'rated for 50 years' and ask why it is leaking at 22. Both things are true. The tile can last half a century. The waterproofing layer under it cannot.

The roof you see versus the roof that keeps you dry

A tile roof is a two-part system. The tile sheds most of the water and protects what is underneath from sun. The underlayment, a membrane attached to the wood deck, is what actually keeps water out of the house. On roofs built before the mid-2000s that layer is usually one or two plies of asphalt felt with hot mop. In our climate it dries out, cracks and lets water through, while the tile above still looks fine.

Realistic lifespans

• Hot-mop felt underlayment (pre-2008 roofs): 15 to 25 years
• Modern two-ply self-adhered underlayment: 25 to 30 years
• Clay or concrete tile itself: 50 years or more
• Foam adhesive or screws holding the tile: usually outlast the underlayment

Signs the underlayment is done

Leaks at valleys and around penetrations, water stains that appear after long rain rather than short storms, granules or black crumbs washing into gutters, and tiles that have slid because the fastening has let go. If you see more than one of these on a roof over 20 years old, a repair is temporary.

What a re-roof involves

All the tile comes off. Sometimes it can be stacked and reused if it is in excellent condition and still has a product approval, though most clients choose new tile. The deck is inspected and rotted boards are replaced. New underlayment goes on, the roof is dried in, and the tile is set to the current Miami-Dade or Florida Product Approval. The county inspects at dry-in and at final, and we give you a wind mitigation report at the end.

If you are not sure where your roof stands, a free inspection takes about an hour and you keep the photos either way.