Tile roof repair in Sunnyvale, CA

Tile roof repair means replacing broken or slipped tiles and fixing the layers beneath them. The tiles shed most of the water, but the underlayment under them is what keeps it out of your house. A good repair checks the underlayment, flashing and mortar around a damaged tile instead of only swapping the tile.

How a tile roof keeps water out

A tile roof works in two stages. The tiles on top overlap and shed most of the rain. Underneath them, a water-resistant layer called underlayment catches whatever gets past, and sends it down toward the gutters.

• Tiles. Made of clay or concrete, in shapes such as barrel (Spanish or mission style), S-shaped or flat.
• Underlayment. The hidden waterproofing layer over the roof deck.
• Fasteners, battens or adhesive. What holds each tile in place, depending on how the roof was built.
• Flashing. Metal at valleys, walls, chimneys and vents.
• Ridge and hip tiles. Capping tiles along the high lines, often bedded in mortar or fastened in place.

Tile is heavy and brittle. That shapes every repair, because tiles around the damage have to be moved without breaking them.

Signs your tile roof needs repair

• Cracked or broken tiles you can see from the ground, or pieces lying in the yard or gutters.
• Slipped tiles that sit crooked or leave a visible gap in the pattern.
• Crumbling or cracked mortar along the ridge or hips.
• Ceiling stains that appear after rain, even when the tiles look fine.
• Damp insulation, dark wood or daylight in the attic.
• Moss or heavy debris sitting in valleys or shaded areas.

A tile roof can look perfect and still leak, because the failing layer is hidden. If you see a leak that shows up under a tile roof with no obvious cause, tell us, since the underlayment or flashing may be the culprit.

Common tile problems and how they're fixed

Harsh pressure washing can chip tile surfaces and push water under the tiles, so ask how any cleaning will be done. The metal at valleys and walls matters too, so see how valley and wall flashing beneath tiles is repaired.

Why the underlayment matters most

Clay and concrete tile can last a long time. The underlayment beneath them often wears out sooner, because it ages under heat all day, even though you never see it. When it fails, water gets through, even if every tile is whole.

This is why a tile roof can leak with no visible damage, and why patching a surface crack doesn't always stop the problem. If the underlayment is old and brittle in the leaking area, the lasting fix is to lift the tiles in that section, replace the underlayment and lay the same tiles back. Many roofers reuse the tiles, which keeps the roof's appearance.

How a tile repair is done

1. Plan the route. We choose where to step. Tiles can break under body weight if stepped on in the wrong place.
2. Lift the surrounding tiles carefully and set them aside, so the broken ones can be reached.
3. Remove the damaged tiles along with failed fasteners, adhesive or mortar.
4. Check what's underneath: underlayment, battens, the roof deck and nearby flashing.
5. Repair the hidden layers. Worn underlayment or flashing is replaced before any tile goes back.
6. Install matching tiles and secure them correctly, then reset the tiles that were moved.
7. Check alignment and clean up, including broken pieces in the yard and gutters.

If a temporary measure is needed before the work can start, ask about a temporary cover for broken tiles.

Matching tiles and spare tiles

Tile comes in many profiles, colors and finishes, and manufacturers change or drop lines over time. Weathering also changes how a tile looks. A new tile may stand out against ones that have been in the sun for years.

Roofers often handle this by using spare tiles saved from the original installation, or by taking tiles from a less visible part of the roof and placing the new ones there. The visible slopes keep a consistent look.

Tile roofs in Sunnyvale

You will see tile roofs on some homes here, alongside asphalt shingle and low-slope roofs. Several local conditions matter for tile:

• Long dry months and strong sun age the hidden underlayment, even while the tiles look unchanged.
• Winter rain is when a failing underlayment or flashing joint shows itself.
• Ground movement is part of life in the Bay Area. Earthquakes and other shaking can shift tiles or crack mortar, so a look at the roof afterward is sensible.
• Trees drop branches and debris that crack tiles and clog valleys.

Not sure which kind of roof you have? Tiles are thick, rigid and often curved or interlocking. If the roof is made of thin, flat, gritty-surfaced pieces, see if the roof is asphalt shingle.

When repair stops making sense

Repair is the right call for scattered broken tiles, one leaking area or a worn ridge. It is less useful when underlayment has failed across much of the roof, or when many tiles are cracked, because the work becomes more and more like re-roofing. Even then, tiles are often lifted, kept and re-laid over new underlayment. The repair or replace table gives a quick way to think it through.

What affects the cost of tile roof repair

This site doesn't quote prices. These factors change the amount:

• Tile type and availability. Hard-to-match tiles or ones that have to be sourced take more effort.
• How much is lifted. Repairs that reach the underlayment involve moving many tiles.
• Underlayment condition. Replacing it is a bigger job than resetting a tile.
• Roof pitch and access. Steep roofs need more safety equipment, and heavy tiles take more handling.
• Flashing and mortar work. Ridge re-bedding and flashing repair add to the scope.
• Protecting the roof. Moving around brittle tiles takes care and time.

What to ask any roofer

• Have you repaired this type of tile before?
• Will you check the underlayment and flashing, not only the broken tiles?
• How will you match the tiles, and can spares or salvaged tiles be used?
• How will you protect the surrounding tiles during the work?
• What warranty covers the work, and will it be in writing?

Questions about this repair