On most clay and concrete tile roofs in Southern California, the tile has not worn out. The waterproof underlayment beneath it has. So the usual answer to a tile roof replacement is a lift and re-lay: the tiles are taken up and stacked, the old underlayment, battens and tired flashing are replaced, and the same tiles go back down, with broken pieces swapped for matching ones. NIST’s assessment of clay roofing tile says the tile “generally does not need to be replaced,” the underlayment may need replacing after 10 to 15 years, and the tiles are typically reused when it is. The California Residential Code expressly allows existing clay and cement tile to be reinstalled, as long as cracked or broken pieces are not. New tile is the exception, for roofs where the tile itself is failing, cannot be matched, or is being changed.
We are Green Design and Build, a licensed residential general contractor based in Van Nuys (CSLB #1110975), managing roofing work across Los Angeles, Orange and Ventura counties and the western parts of Riverside and San Bernardino counties. The roofing itself is done by a licensed C-39 roofing contractor we schedule and supervise. This guide contains no prices on purpose: a tile roof’s cost depends on how much tile survives the lift and what is found on the deck, so we explain the drivers and the number comes from a site visit.
Why the tile usually outlasts the roof
A tile roof is two roofs stacked together. The tile shields everything below it from sun and impact and sheds most of the water, but it is not watertight. Wind-driven rain gets under the laps and water runs down valleys and around chimneys. The underlayment is what actually keeps that water out of the house, and it lives in a hot, dark space under the tile where it slowly dries out and turns brittle. That is why a tile roof that looks perfect from the street can leak.
In its assessment of generic clay roofing tile, the National Institute of Standards and Technology puts the tile’s life at about 70 years and the underlayment’s at 10 to 15. Modern synthetic and self-adhered underlayments are designed to outlast old felt, but no industry body publishes a reliable service-life figure for them, or for concrete tile as distinct from clay. Our guide to how long a roof lasts in Southern California explains which lifespan numbers have a real source behind them.
| Component | What it does | On a typical re-lay |
|---|---|---|
| Clay or concrete tile | Shields the roof; sheds most water | Reused; cracked or broken pieces replaced |
| Underlayment | The waterproof layer under the tile | Replaced over the whole area |
| Battens (where used) | Wood strips the tile hangs on | Usually replaced |
| Flashing | Metal at valleys, walls, chimneys and pipes | Replaced where rusted, damaged or deteriorated |
| Eave closures and bird stops | Close the open ends of profiled tile | Replaced or added |
| Hip and ridge | Caps the high joints | Reset and re-mudded, or a ridge system |
| Roof deck | The sheathing everything fastens to | Inspected; damaged sections replaced |
Re-lay, repair or new tile: which does your roof need?
| Option | What happens | When it fits |
|---|---|---|
| Spot repair | Broken tiles swapped, slipped tiles reset, one flashing redone | One leak with a clear cause, on underlayment that is otherwise sound |
| Partial re-lay | Tile lifted and underlayment replaced on one slope or section | One exposed slope, a failed valley, or storm damage to one area |
| Full lift and re-lay | All tile lifted; underlayment, battens and flashing replaced; tile reinstalled | Sound tile over worn-out underlayment, the most common case on an older tile roof |
| New tile | Old tile removed; new tile over a new underlayment system | Failing or unmatchable tile, or a change of style or product |
A spot repair cannot fix underlayment that is brittle everywhere; the next leak simply appears somewhere else. If you are not sure which case you have, our guide to roof leak repair and when it is the whole roof covers how to tell a one-off failure from an underlayment at the end of its life. Low-sloped sections of the same house, such as a flat roof over an addition, use different materials and rules; see our guide to flat roof replacement.
What a lift and re-lay involves, step by step
- Inspection. The roof is checked from the attic and from above, a few tiles are lifted to see the underlayment and deck, and the tile profile and maker are identified so replacements can be sourced before work starts.
- Permit. In the City of Los Angeles a re-lay is express-permit work (see below). Other cities run their own process.
- Lifting and stacking. Tiles are removed by hand and stacked for reuse, often on the roof. The code requires the structure to carry the roofing plus the material and equipment loads during installation, so stacks are spread out.
- Strip to the deck. Old underlayment, battens, nails and flashing come off.
- Deck repair. Rotted sheathing is cut out and replaced; most surprises are at eaves and under valleys. Tile must go over wood structural panels or solid lumber sheathing, and spaced boards are allowed only in the lower seismic design categories, so a house with spaced boards may need new sheathing.
- New underlayment. A code-labeled underlayment over the whole deck, doubled on slopes from 2½ to 4 in 12, and meeting the wildfire code in fire hazard zones.
- Battens and flashing. New battens where the system uses them, then valley metal, wall and chimney flashing, pipe flashings, drip edge and eave closures.
- Reinstalling the tile. Tiles go back in courses, fastened to suit the slope and sheathing, with broken pieces replaced, bird stops at the eaves, and hips and ridges re-set.
- Final inspection. The inspector signs off, and you receive the permit card, the underlayment and flashing specifications, and warranty paperwork.
You can follow tear-off, deck repair and new underlayment on our Buena Park roof replacement and our Newport Beach roof replacement with rotted decking repaired. Both were shingle roofs; the deck work under tile is the same.
What the California code says about tile roofs
Tile is covered by Section R905.3, and reroofing by Section R908, of the 2025 California Residential Code, Chapter 9, in effect since January 1, 2026. The provisions homeowners run into most:
- Slope (R905.3.2): at least 2½ in 12; between 2½ and 4 in 12, a double underlayment.
- Underlayment (R905.1.1): one of the labeled types listed for tile, such as ASTM D226 Type II felt, D1970 self-adhered membrane or D8257 synthetic.
- Fasteners (R905.3.7 and R905.3.8): corrosion-resistant nails of at least 11-gage, with fastening set by slope and sheathing and every perimeter tile fastened.
- Valleys (R905.3.9): 26-gauge corrosion-resistant metal at least 11 inches each side of center, with a 1-inch splash diverter rib.
- Reinstallation (R908.5): existing clay or cement tile may be reinstalled, but not damaged, cracked or broken tile, and rusted or deteriorated flashings, edgings and vents must be replaced.
- No roofing over tile (R908.4): a new covering may not go over existing clay or cement tile.
Broken tile and how replacements get matched
Some tiles break on every re-lay. Old clay gets brittle, earlier repairs often hid cracked pieces, and the lift itself takes a toll. Since broken tile cannot go back on, matching is part of every job:
- Identify the tile first. Profile (barrel, S-tile, flat), size and maker are often marked on the underside. Sourcing before the lift avoids a roof sitting open.
- Current production. If the tile is still made, start there, though its color and finish can differ from tile that has weathered for decades.
- Salvaged tile. For older clay and discontinued profiles, reclaimed tile is often the closest match.
- Originals to the front. Put original tile on the slopes seen from the street and replacements on rear slopes.
- Put it in writing. The proposal should state how many spare tiles are included, where they come from, and what happens if breakage runs high.
Do not walk on the roof to check it yourself. Tile cracks underfoot, and a wet tile roof is genuinely dangerous. Binoculars from the ground and a flashlight in the attic tell you more.
When the tile itself has to go
- The tile is deteriorating, not just broken: spalling, flaking, surface erosion, or tiles that snap when handled.
- Breakage is high and the profile is gone, so mixing two products would look worse than starting over.
- You want a different look. Our roof design ideas show how materials read on different house styles.
- The structure is the problem. Sagging rafters or a dropped ridge need structural repair first.
- You are changing material. Tile has to come off, because the code does not allow roofing over it.
Planning rooftop solar? Re-lay first. Panels on a tile roof have to come off before the tile can be lifted, so new underlayment before the panels go up saves working around them later.
Weight and structure
Tile is heavy. One major concrete tile maker’s technical specifications list standard-weight profiles at roughly 900 to 970 pounds per 100 square feet of roof and lightweight versions at roughly 550 to 720. A re-lay puts the same tile back, so the framing load does not change. Weight becomes a design question when tile goes onto a house that never had it, such as a shingle-roofed ranch house, or when one tile product replaces another of a different weight. Then an engineer checks the framing before anything is ordered. Our article on whether you need a permit to replace your roof in Los Angeles covers what a change of material means for review.
Tile roofs in fire hazard zones
Tile does not burn, but a tile roof can still let fire in through its gaps: the open ends of barrel and S-tile at the eaves, the hollow under the ridge, and debris in valleys. For a house in a Fire Hazard Severity Zone or wildland-urban interface area, the Residential Code (R902.1.1) sends roofing to the 2025 California Wildland-Urban Interface Code, Chapter 5. Section 504.2 requires a Class A roof assembly, and where a tile profile leaves an airspace over a combustible deck, Section 504.2.1 requires either:
- A 72-pound mineral-surfaced cap sheet (ASTM D3909) over the deck, unless at least 1 inch of mineral wool board or other noncombustible material separates the tile from the wood; or
- A listed Class A underlayment tested as part of the roof assembly.
Either way, bird stops go at the eaves where the profile fits and hip and ridge caps are mudded in to keep embers out. Section 504.2.2 adds valleys of 26-gauge metal over a 36-inch strip of 72-pound cap sheet. Every one of these details sits under or at the edge of the tile, so a re-lay is the moment to bring an older roof up to them. Our guide to wildfire home hardening covers the rest of the house.
Cool roof rules and the Energy Code
Under Section 150.2(b)1I of the 2025 Building Energy Efficiency Standards, when more than 50 percent of a house’s roof is replaced, new roofing products on a steep-sloped roof in Climate Zones 4 and 8 through 15 need an aged solar reflectance of at least 0.20 and thermal emittance of at least 0.75, or a Solar Reflectance Index of at least 16. Exceptions include ceiling insulation of at least R-38, a qualifying attic radiant barrier, no attic ducts (in Climate Zones 2, 4, 9, 10, 12 and 14), R-2 or more of continuous insulation at the roof deck, and roof constructions weighing at least 25 pounds per square foot. Find your zone in the Energy Commission’s climate zones by ZIP code.
For a re-lay in the City of Los Angeles, LADBS’s express permit list states that cool roof compliance is not required for removing tile, applying new underlayment and resetting it. If you are buying new tile, ask for its Cool Roof Rating Council rating before choosing a color.
Permits for a tile roof re-lay in Los Angeles
A re-lay needs a permit, and in the City of Los Angeles it is a simple one. LADBS Information Bulletin P/GI 2026-003, Express Permits (No Plan Check Required) lists removing existing roof tiles, applying new underlayment and resetting the tiles as express-permit work. The bulletin’s general re-roof entries are limited to Class A or B coverings under 6 pounds per square foot over solid sheathing, require Class A in Very High Fire Hazard Severity Zones, and require a CRRC-certified cool roof product when more than half of a residential roof is replaced. A switch to new, heavier tile falls outside those entries.
Replacing a few broken tiles is different. Los Angeles Municipal Code section 91.106.2 exempts work valued at $2,500 or less, unless it affects structural stability or public safety, complies with a Department order, or changes the use. There is no square-footage or percentage-of-roof repair threshold in the City code. Orange County, Ventura County and other cities run their own departments. The full process is in our Los Angeles roof permit guide.
Signs your tile roof needs a re-lay
- Ceiling or wall stains after rain, especially below valleys, chimneys and roof-to-wall joints
- Brittle or torn underlayment visible at the eaves or through gaps
- Slipped or out-of-line tiles, often a sign of failed fasteners or rotted battens
- Rusted valley metal or pipe flashings; mortar cracking at walls and chimneys
- Cracked or missing ridge and hip mortar
- Nests, debris or rodents under the open tile ends at the eaves
- Water stains or soft spots on the sheathing seen from the attic
- A history of patch repairs, each fixing one leak while the next starts
- Original felt underlayment under decades-old tile, even before it leaks
The best time to find out is before the rains. We offer a free roof and foundation inspection ahead of the wet season.
What drives the cost of a tile roof replacement or re-lay
Reusing the tile is normally the less expensive route because you are not buying new tile, but a re-lay is labor-heavy: every tile is handled twice. These factors move the price most.
| Cost driver | Why it matters |
|---|---|
| Area and pitch | More tile to lift and reset; steep slopes need more staging and fall protection |
| Complexity | Each hip, valley, dormer, skylight, chimney and vent adds cut tile and flashing |
| Tile profile | Mortar-set barrel and S-tile take longer to lift cleanly than fastened flat tile |
| Breakage and matching | How much tile cannot be reused, and whether matches come from production or salvage |
| Deck condition | Unknown until the roof is open; a good proposal prices it per sheet or per foot |
| Underlayment system | Single layer, double layer on low slopes, or a fire-zone cap sheet or Class A assembly |
| Flashing scope and metal | Valleys, chimneys, walls and penetrations; heavier metal or copper costs more |
| Access and disposal | Two-story eaves, tight side yards, hauling old underlayment and unusable tile |
| Permit path | Express permit for a re-lay in LA; longer review for heavier tile or structural repair |
Our roof replacement cost guide explains how roof pricing works and how to compare written quotes. If a storm or fallen tree is involved, read whether insurance will pay for a roof replacement in California first; that is general information, not insurance advice, and your policy controls. To spread the cost, see our financing options.
Questions to ask a roofer before a tile re-lay
- Which underlayment, by product and ASTM standard, and how many layers?
- Which flashings are replaced, in what metal and gauge, and are valleys included?
- How many replacement tiles are included, and where will they come from?
- How is damaged decking priced if it is worse than expected?
- In a fire zone, which Section 504.2 approach: cap sheet or listed Class A underlayment?
- Who pulls the permit, and is the final inspection included?
Before signing, verify the contractor’s license in California, and confirm the roofing is done under a C-39 roofing license or managed by a general contractor who schedules a licensed roofer. You can read what homeowners say about us on our customer reviews page.
Tile roof replacement FAQs
Can you replace the underlayment on a tile roof without replacing the tile?
Yes, and that is the most common way a tile roof is renewed. The tile is lifted and stacked, the underlayment, battens and worn flashing are replaced, and the same tile goes back on. California Residential Code Section R908.5 allows existing clay and cement tile to be reinstalled, provided cracked or broken tiles are replaced.
How long does a tile roof last in Southern California?
The tile can last for generations; NIST puts clay roofing tile at about 70 years. The underlayment beneath it does not, and NIST assesses it at 10 to 15 years, which is why tile roofs are normally re-laid rather than replaced.
Is a tile re-lay cheaper than a new tile roof?
Usually, because the tile is reused rather than bought new. The gap narrows when a lot of tile breaks, when matches must come from salvage, or when the deck needs significant repair. The real comparison comes from a site visit.
Can new roofing be installed over an old tile roof?
No. Section R908.4 of the California Residential Code does not allow a new roof covering over existing clay, cement or slate tile. The tile comes off first.
Do I need a permit to re-lay a tile roof in Los Angeles?
Yes. In the City of Los Angeles, removing the tile, applying new underlayment and resetting the tile is express-permit work under LADBS bulletin P/GI 2026-003, with no plan check. Replacing a few broken tiles can fall under the City’s $2,500 permit exemption.
Does a tile re-lay have to meet cool roof requirements?
Not in the City of Los Angeles, where the LADBS express permit list says cool roof compliance is not required for a tile re-lay. New roofing products covering more than half the roof in Climate Zones 4 and 8 through 15 must meet the Energy Code’s reflectance minimums unless an exception applies.
What does a fire zone change about a tile roof?
The roof must be a Class A assembly. Where the tile leaves a gap over a wood deck, the 2025 California Wildland-Urban Interface Code requires a 72-pound cap sheet or a listed Class A underlayment, plus bird stops at the eaves and mudded hip and ridge caps.
Can I put tile on a house that has a shingle roof now?
Sometimes, but only after the framing is checked. Tile is much heavier than composition shingle, and the code requires the roof structure to carry the covering and the loads during installation. An engineer reviews the rafters, and strengthening may be needed first.
Find out whether your tile can stay
Most tile roofs do not need new tile. They need what is underneath replaced and the edges detailed properly. We inspect from the attic and from above, identify the tile and where matches can come from, and give you a written scope that separates the re-lay from any deck or structural repairs. Site visits take about two hours and proposals follow within 48 hours. Learn more about our roof replacement and repair services.