When most of the roof assembly is still sound and the failures are definable. On this property the tile system was more than 15 years old, but only about 900 square feet of it had lost its underlayment. The rest of the roof did not need to be touched. That is why the approved number was $13,950 for seven buildings rather than a replacement figure. The test is whether the underlayment beneath the tile is intact. Where it is, you re-mortar, re-set, and replace broken tile. Where it is torn, that area has to come off to the deck and be rebuilt, or the leak simply continues.

Concrete tile is the wear surface. It takes the sun and the impact, but it is not the waterproofing layer. The underlayment beneath the tile is what actually keeps water out of the building. That is why replacing broken tile on its own would not have fixed the leaking units here. In the failed areas we removed the tile and battens, installed a new layer of ply 40 underlayment, set new battens, and put the original tile back over the top.

Yes, wherever the tile is sound. On this job the tiles lifted off the rebuild areas were set aside and re-installed rather than discarded, which keeps the cost down and keeps the roof looking consistent. Only broken tile was replaced, 70 pieces in the approved scope. Before ordering we confirmed the profile as Eagle flat tile by checking the back of the existing tiles with our supplier, so the replacement tile matched what was already on the buildings.

Tile repair is quieter and far less invasive than a replacement, and no resident had to leave a unit. The scheduling matters more than the noise. This scope was first blocked out as a four-day run in a later month, but the property manager identified which units were the most affected, so we broke the work order up and ran it as a series of scheduled visits in January, worst units first, with two foremen so more than one building could move in a day. Crews worked entirely from outside, so no resident had anyone coming through their unit.

A 2 Year Warranty on the repaired areas, issued in writing with a completion date of January 24, 2026, so coverage runs to January 24, 2028. Within that period we keep the covered roofing system leak-free against improper workmanship and against ordinary wear and tear of the materials, at no cost to the building owner. The exclusions worth planning around are the ones a property manager controls: keep the roof reasonably maintained and clear of debris, keep foot traffic and other trades off the tile, and get our written approval before anything new is mounted or penetrated through the roof. Note that new storm and wind events are excluded as Acts of God, which is a workmanship warranty rather than storm insurance. If you suspect a failure, notify us within 24 hours, give us access to inspect, and authorize the repair in writing. The warranty can transfer to a new owner with written notice within 30 days of the sale’s recording date, our inspection, and a $250 transfer fee.