Should a 20 Year Old Tile Roof Get Repair or Replacement?

Roofing tiles have a lot to offer the property owner, including being eco-friendly, impressively durable, and capable of going for decades without requiring significant roof repair or replacement. The important thing to remember about a tile roof is that repairs should be made as soon as the damage is detected because a breach in that tough outer shell leaves the building vulnerable to wind, rain, and pest infestation.

Analyze the Damage

Depending on the type and amount of damage, the decision between roof repair or replacement may go either way. If there are a lot of broken or missing tiles, replacement is generally the best option. If only a few tiles are damaged you can probably just get the area repaired. A nice trait of tile roofing is that replacing a few tiles is a relatively simple task because each tile is fastened individually. You should also take a close look at the soffits and fascia boards to determine whether the roof needs more extensive repairs.

Flashing and Roof Repair

Flashing around chimneys, vent pipes, or other places will lead to more serious damage if it is not repaired promptly. Missing flashing or sections that have become separated in places allow moisture to get beneath the tile causing the wooden portion of the roof to start decaying. If the flashing is the only issue and the roof is still secure, qualified roofers can make the repairs economically.

Underlayment and Porous Tile

Roofing tile is porous. It does a great job of channeling water off the roof and provides excellent protection against ultraviolet light and wind, but the underlayment is the primary moisture barrier. Unfortunately, when tile breaks it tends to cause minor punctures or scapes in the underlayment, allowing moisture to penetrate the outer roof. This leads to decayed decking, rotten rafters, and more. If the leak is severe enough, a small hole in the underlayment has the potential to cause many thousands of dollars in damage to the ceilings and walls of the building. Since roof tile can be removed and reattached, it is possible to have the underlayment repaired, and the process is affordable when compared to having to purchase new roofing tile as well.

Underneath It All

A tile roof has more repair options than-- for example-- an asphalt tiled roof. Small sections can be repaired without causing damage to the surrounding areas, roofers are able to access the flashing more easily, and you can reuse tiles that are not damaged when the repaired area is re-tiled. Very few roofing materials can compare to tile when it comes to durability and ease of repair, and regular maintenance will make the roof last as long as the building itself.

For a tile roof, 20 years is only about a quarter of the expected longevity. Unless something causes major damage suddenly, it is possible to keep the roof in great shape for up to 75 or 80 years, and even keeping the same roof for a century or more is a realistic goal.