The tile isn't what keeps the water out
This is the one thing worth knowing about a tile roof. Concrete and clay tile shed most of the rain and shade the roof from the sun, but water still gets beneath them in a driving storm. The underlayment, the layer between the tile and the plywood deck, is what actually keeps the house dry. A tile roof can look perfect from the driveway while the underlayment under it has cracked and stopped working.
That's why a tile roof leak is often not about a broken tile at all. It's about what's happening a few inches below.
What we repair on tile roofs
Cracked, slipped and missing tiles
Tiles crack from foot traffic, dropped branches, a satellite installer or the pressure washer. They slip when their fasteners or adhesive let go. Either way the underlayment beneath is exposed to sun and rain. We replace them with the closest profile and color we can source, and if your original tile has been discontinued we show you the match before it goes on the roof.
Ridge and hip caps
The caps along the ridge and hips take the most wind. When the mortar or foam beneath them breaks down they loosen, and a loose cap is the first thing to leave in a storm. We lift them, re-bed or re-fasten them to current practice and seal the ends.
Underlayment repair (lift and re-lay)
When the leak is coming through worn underlayment, the only real fix is to get to it. We lift the tiles in the affected area and stack them, put down new underlayment over sound decking, and lay the same tiles back. Some always break in handling, which is why matching tiles matters even on a job that started as an underlayment problem.
Valleys and penetrations
Tile valleys collect leaves and palm debris, which dams the water and pushes it under the tile. Pipes and vents through tile need lead or formed flashing that sits under the tile above and over the tile below. Both are common leak points we open up and redo.
Walking a tile roof without breaking it
Concrete tile carries load near its ends and cracks if you step in the middle of a barrel. We walk the headlap, use foam pads on fragile areas, and keep the number of trips across the roof down. It sounds like a small thing; it's the difference between fixing one leak and causing three.
Repair or re-roof?
Florida's building code limits how much of an older roof can be repaired in a year before the whole roof has to meet current code, with an exception for roofs built to the 2007 code or later. In practice that matters most when the damage is widespread. If your tile roof needs underlayment everywhere, we'll say so plainly and show you why. If it's one valley, a few broken tiles and a tired ridge, it's a repair.
Prices for each kind of tile job are on the roof repair cost page. If water is coming in now, start with roof leak repair.
Questions we get about tile roof repair
Can you match my old roof tile?
Often closely, sometimes not exactly. Many profiles are still made; some colors have been discontinued or faded on your roof. We show you the replacement next to your tile before installing it, and on hidden areas we can borrow tiles from a less visible slope.
How much does it cost to replace a few broken tiles?
Usually $300 to $900 for a handful of tiles, depending on how many and whether the underlayment beneath is damaged. These are estimates; the written quote follows the inspection.
How long does tile underlayment last in Southwest Florida?
Commonly 15 to 25 years, depending on the material and how much sun and heat the roof takes. The tile itself often outlasts it, which is why lift-and-re-lay repairs exist.
Last updated October 9, 2026