Tile Roof Replacement in Tucson, AZ

Your tile roof has two layers working together. First, the underlayment that lies on top of the wood decking protects from water getting to the wood. Second, the tiles on top of the underlayment keep 95% of the water from reaching the underlayment. Together, these two layers protect your home from water intrusion. Every tile roof works that way. The tiles can still be serviceable and look great and the underlayment could be in bad condition. It is important to get routine checks of your tile roof to catch broken or cracked tiles that would allow excess water reach the underlayment. Over time, that can cause the underlayment to degrade and cause your roof to leak.

How Long Will My Tile Roof Underlayment Last in Arizona?

Original asphalt 30lb underlayment usually only lasts 15 to 20 years in the hot arid climate of Tucson because it dries out and starts cracking. We have examined some roofs in Oro Valley that showed extensive cracking and wear after 15-17 years. Luckily, newer underlayments can last 30 to 50 years before needing replaced. These underlayments are peel and stick with fleece and polyester mesh on the tops. This is why homeowners should never settle for the old asphalt roofing system.

At DSR, we prefer using two different underlayment systems. Our premium product is the Perma-Tech X-PU Fleece-Top, a high-temp underlayment built with dual reinforcement, a heavy-weight polyester surface backed by high-tensile fiberglass. That combination is what makes it hold up. It carries a 50-year manufacturer product warranty. Our secondary product is the tried-and-true Polyglass TU-MAX high-temp underlayment, which carries a 30-year product warranty.

How Can I Tell If My Tile Roof Underlayment Is Failing?

The most obvious sign is a leak inside your home. If you see brown water stains on your ceiling after it rains, that usually means water is getting past the underlayment. You can also go into your attic and look for moisture and soft wood. A good roofer will lift up tile in sections across your roof to determine the condition of your underlayment. The key signs your underlayment is in poor condition and needs replaced include:

• Alligator cracking in the asphalt roof paper
• Paper crumbling and dried out
• Roof paper is brittle and cracks easily
• Wood battens rotted out (while not the underlayment it points to the age and likely brittleness of the underlayment)
• Deteriorated underlayment around penetrations and valleys

One test we like to perform is to lift up tiles and find an area where the underlayment overlaps. We will slide our finger under the underlayment and if the top layer easily cracks it shows the underlayment is brittle and dried out.

PRO TIP: Due to the intense heat and sun in Southern Arizona, the south and west facing sides of a tile roof will deteriorate quicker than the north and east facing sides. When checking underlayment be sure to look at all sections of the roof in order to make a holistic conclusion.

Can My Tile Roof Underlayment Be Repaired Instead of Replaced?

Sometimes, underlayment can be repaired. We are a “repair first” roofing company before we recommend full replacements. The ability for us to repair underlayment is determined by the condition of the old underlayment. If it is too brittle and worn out, we will usually decline repairs because we know that it will only cost the homeowner more in the long run as they chase leaks every few months. Brittle underlayment is very hard to work with when applying patches and this often causes a little patch to become a much larger project in the end.

We will definitely provide a repair estimate if we believe the repair can be completed and will stop the homeowner’s roof problems. If the roof is due a replacement, we will provide an estimate for that work as well.

How Much Do Tile Roof Repairs Cost Compared With Underlayment Replacement?

Tile roof repairs usually start around $300 to $500, depending on what needs to be fixed. Typical repairs might include replacing a few cracked tiles or repairing mortar packs. Repairing underlayment can be a much larger job depending upon where the repair sits on the roof. If the bad area is near a valley, this may entail removal of the tiles on both sides of the valley and the valley pan itself. Jobs like this can be very labor intensive. Some larger repair jobs can cost $500-2000.

At DSR, our roofing specialists are trained to provide a repair estimate if that is all you need. Give us a call and we can get you a free tile roof inspection.

How Much Does Tile Roof Underlayment Replacement Cost?

In Southern Arizona among licensed, bonded, and properly insured roofing contractors your tile roof underlayment should cost between $500-625 per roofing square (100sqft section). That price includes removing and setting aside your existing tiles, tearing off the old underlayment and battens, inspecting and repairing the wood decking underneath, installing new underlayment, new battens, new flashings, new drip edges and birdstops, and then putting all your tiles back in place. Most Tucson homes with tile roofs have between 25 and 35 squares, so you are usually looking at somewhere between $12,500 and $22,000 for the full job. If you are not sure how many square feet your roof is, try our online instant estimate.

What Can I Expect To Happen When I Get My Tile Roof Replaced?

Tile roof replacements can be very work intensive and usually take between 3-5 days to complete depending upon the size of your home. First, you should expect a delivery of materials to the roof a day or two before. Deliveries come via a large truck with a conveyer belt. On the day of replacement the team will start the work. Typically they will start on one section of the roof and remove the tiles and set them on another, unworked section. They will then remove the old underlayment and battens and start replacing any rotted wood. After the wood is replaced they will add new drip edges, the new peel and stick underlayment, new bird stops, and then the battens. We will then reorganize the tiles into piles of 6-9 tiles until we are ready to reinstall them. Once that section is complete, we will move to another section. On a “lift and lay” underlayment replacement, we will keep the good existing tiles and only replace the ones that are cracked or broken.

Many homeowners only go through a tile roof replacement once in their lifetime so here are some things you should consider before the work starts:

• Moving tiles on the top of your roof can be loud so be prepared for noise.
• Pets often get excited during this process so talk to the production manager about your pets. Always coordinate closely with the roofing company because work timelines can and do shift due to weather or other reasons.
• Vibrations do rarely cause nail pops or sheet rock cracks. This is rare, but could happen.
• Consider taking down expensive photos or collectibles. While we have never heard of them falling during this process, it is always better to be safe than sorry.
• Nails and debris will fall in the yard and around the house during this process. We will do a professional clean up, but realize the process of getting your roof replaced is messy.
• Your driveway will likely be needed for our trailer so we can easily move the old materials to the trailer and to the dump.
• Always bring your concerns to the production coordinator before the job starts. It is always good to make sure all expectations are completely aired before starting the job.

How Long Does Tile Roof Underlayment Replacement Take?

Most roofs take 3-5 days to complete depending upon the size and complications of the roof. Bigger homes or roofs with a lot of wood damage can take up to five days or more. Our roofing specialists or production manager can usually give you a good estimate on how long your tile roof replacement will take.

How Is My Home Protected From Rain During the Project?

“What happens if it rains?” is one of the questions we hear most. First, if it is expected to rain during your replacement we will reschedule. Second, we carefully watch the weather for unexpected monsoon storms and because we don’t tear off your entire roof at once and we work in sections, this allows us to quickly cover your roof that is exposed. Third, we always ensure your roof is “dried in” before we leave. The underlayment we use is water proof and can be left in the elements for up to 90 days so the day or two it may be exposed is perfectly fine.

Roof size is the biggest factor in what a tile roof replacement costs. At $500 to $625 per roofing square, here is what that works out to for the roof sizes we see most often in Tucson.

• 2,000 sq ft of roof surface: $10,000 on the low end, $12,500 on the high end
• 2,500 sq ft of roof surface: $12,500 on the low end, $15,625 on the high end
• 3,000 sq ft of roof surface: $15,000 on the low end, $18,750 on the high end
• 3,500 sq ft of roof surface: $17,500 on the low end, $21,875 on the high end
• 4,000 sq ft of roof surface: $20,000 on the low end, $25,000 on the high end

These are estimates and can vary based on materials, location, and complexity. Note that roof surface is larger than the square footage of your house because of the pitch of the roof. If you are not sure how many square feet your roof is, try our online instant estimate.

Now that you have a ballpark, the only way to get a real number is to have someone look at your roof. Ours is free and there is no pressure.

Can My Original Roof Tiles Be Reused?

Yes. Your concrete or clay tiles can last 50 years or more and that is why it is called a “lift and lay” process. We lift the old ones away and then lay them back when the underlayment has been replaced. This is much cheaper than replacing all the tiles. Replacing all the tiles is usually not needed. There are occasions when all the tiles need to be replaced such as: 1) when the old tiles are too brittle; 2) when similar tiles cannot be found and it is not economical to try to purchase used tiles; 3) or when a new color is desired by the homeowner. When a new color is desired, we always ask the homeowner to confirm with their HOA to gain approval for the color change.

Will Any of My Roof Tiles Need to Be Replaced During The Process?

Yes, there will be a need to replace some tiles. Even on a roof where the tiles are in pretty good condition, we typically find some that are cracked, chipped, or broken when we lift them. Those get replaced during the reset. We try our best to match the color and style of your existing tiles, but a perfect color match is nearly impossible. Tiles that have been in the Tucson sun for 20 or 30 years fade to a color that new tiles just can’t copy. Some tile profiles are no longer produced and this causes challenges for matching the tiles. When the new tiles are a different color and don’t quite match, we hide them in spots where they won’t be seen, like under solar panels, in dead valleys near walls, at back porch transitions, or on the back of the house. This helps the roof look consistent from every visible angle.

What Happens If Rotten or Damaged Wood Is Found On My Roof?

We will always replace any rotted wood found during your roof replacement process. Once we pull up the underlayment we will be able to identify how much rotted wood exists. Most roofs have a sheet or two that get replaced, but usually not more than that. We have had a more complicated roof in Catalina Foothills take 6-8 sheets of wood because of rot in the valley areas. We find most of the wood rot around transitions from one level to the next, near valleys, and on corners of the roof where water doesn’t flow off the roof well enough. We also look for rotted fascia boards and replace them with new boards.

What Unexpected Costs Can Come Up Once the Tile Is Removed?

Extra costs do pop up but we do our best to minimize those surprises. We rarely find that a job goes more than 5% above the original bid, but the great majority of the time we don’t have extra costs. The most common surprise is extra wood damage because the wood cannot be inspected until the old underlayment is removed. Here is a list of some of the possible extra costs:

• Additional sheets of decking. We include one 4×8 sheet in the original bid. Additional sheets cost approximately $85.00/sheet to replace.
• Additional fascia needs replaced. We include 32 linear feet in the original bid. Fascia damage cannot always be seen from the outside of the board. Some damage happens at the top of the board. We charge per linear foot for extra fascia work, usually $14-20 a foot depending on the type.
• Unusual flashings are rusted. We include replacing all the typical flashings but sometimes we find an A/C flashing needs to be replaced. These would need to be crafted by an A/C company or metal fabrication company.
• Skylights need replaced. Often times we can reuse the same skylights but there are times when the bases are damaged and need to be replaced. Skylights and bases can range $350 or more per skylight.

What Type of Underlayment Is Best For Tile Roofs in Tucson?

Hands down you want to use a modern peel and stick underlayment for your tile roof. We prefer two brands. Our premium product is the Perma-Tech X-PU Fleece-Top, a 50-year high-temp peel-and-stick underlayment. Here is what most Tucson homeowners do not know about it: it is distributed by Perma-Tech Roofing Supply, right here in Tucson at 5355 E. 29th Street. The underlayment going on your roof comes from a supplier a few miles from our shop, not a warehouse in another state.

It is built with dual reinforcement, a heavy-weight polyester surface backed by high-tensile fiberglass, which is what gives it its strength and tear resistance during installation and over its life. It is designed for high-temperature applications, which matters a lot here where your roof surface can hit 170 degrees. Because it is a peel-and-stick product, it seals around fasteners instead of leaving open nail holes, so there are fewer spots for water to get through.

It also exceeds ASTM D1970, is approved by the Florida Building Code, and is certified by Miami-Dade County Product Control. Miami-Dade is the toughest wind and water standard in the country. It is rated for hurricane country and installed here in Tucson.

Our alternative is the Polyglass TU-MAX 30-year underlayment. It is a solid product, but it gives you 20 fewer years of warranty coverage. Most of our customers go with the Perma-Tech 50 year option.

How Long Should New Tile Roof Underlayment Last?

With the Perma-Tech X-PU peel-and-stick, you are looking at a 50-year manufacturer product warranty. That means you are probably not going to need another underlayment replacement in your lifetime. Even the alternative Polyglass TU-MAX comes with a 30-year product warranty. Compare that to the old 30-pound felt that only lasts 15-20 years, your roof will be better protected for the long term.

What Kind of Warranty Should I Expect For A Tile Roof Replacement?

We provide a 10-year workmanship warranty that protects the installment of the underlayment and materials and the material companies provide a 50 and 30 year warranty for their underlayment. Some companies offer a 1 or 2-year workmanship warranty, which tells you something about how much they stand behind their work. Our 10-year warranty is one of the strongest in the Tucson market and we are proud of it. On tile repair work, we carry a 2-year workmanship warranty.

Will My Insurance Company Pay for Tile Roof Underlayment Replacement?

In the majority of cases, no, your insurance will not pay. Underlayment that wears out over 20 years is considered normal wear and tear, and insurance typically does not pay for that. However, if you have had wind damage or tree damage or some other “act of nature” your insurance should help you out. If you have any questions on whether you should call and start an insurance claim, call us out for a free inspection. Our roofing specialists will be glad to give you guidance.

If you want the 50-year Perma-Tech X-PU and a 10-year workmanship warranty on your own tile roof, we will come out and take a look at no charge.

How Do I Choose the Right Roofing Contractor For My Tile Roof?

We feel the key to finding the best roofer for the job is finding a roofer that operates with integrity. A roofer with integrity will try to do the right thing and will always own mistakes if they happen. Here’s some other things you should always consider looking into before you hire a roofing company.

• Are they licensed for roofing (CR-42), bonded, and insured?
• Are they local? Good luck getting an out of town roofing company to come back after they are paid!
• Do they have consistent good reviews? Consistency is important.
• Did they provide a detailed estimate? If not, what are they hiding?
• Were they pushy in their presentation? This is a red flag for companies that over charge.
• Can they provide examples of their work? They should be proud of their work.
• What type of payments do they accept? If it is cash only, run!
• What does your gut say? Oftentimes, your gut will help you decide.

Why Choose DSR Roofing for Tile Roof Underlayment Replacement?

If you have read this far, you are definitely considering DSR Roofing for your roofing project. Our company was established because our owner, Bill Kimbley, noticed how many shady, unethical roofing contractors were in the business. He realized there was a need for an honest roofer in Tucson who will stand by their word and do amazing work. DSR is particular on who we hire to work on your roof so we are not going to put scrubs up there who are just figuring it out. We do things the right way and always stand by our warranties.

We document everything with before, during, and after photos on every single project. We are a veteran-owned company with a BBB A+ rating, and we hold both a CR-42 roofing license (ROC# 356394) and an R-62 residential repair license (ROC# 337402). Our dedicated production coordinator keeps you informed from start to finish so you always know what is happening with your roof.

If your tile roof is over 20 years old, or if you have noticed any signs of leaking, give us a call. We offer free roof inspections and there is no pressure. We will get on the roof, check the underlayment, take photos of what we find, and give you an honest opinion about whether you need work now, later, or not at all. Call us at 520-444-5218 or contact us through our webform.