From their beauty and curb appeal to their incredible longevity, there’s a reason why tile roofs are such a popular choice for Texas properties. A well-maintained tile roof can last for 50 years or even more than a century. The tiles themselves are actually so durable that they’re rarely the first component to fail, which means the key to maximizing the lifespan of your tile roof lies beneath it all. At Dolan Roofing & Construction, we know the most critical maintenance service for a tile roof is the timely and knowledgeable replacement of its underlayment.
How Long Do Tile Roofs Last?
While roofing tiles have an impressive lifespan of 50-100+ years, the felt underlayment that provides the actual waterproofing has a much shorter lifespan, typically around 15-25 years. This discrepancy is why a tile roof lift and relay is recommended every 20 years or so. A strong sign your underlayment is failing is when you notice leaks even though your tiles look perfectly fine.
A relay is the best option when your tiles are still in good condition, but the underlayment is aging. If the tiles themselves have widespread damage, a full replacement might be the more cost-effective choice in the long run. As our team of professionals can attest, the single best way to stave off serious roofing problems in the future is to invest in proactive maintenance before trouble starts.
What Is a Lift & Relay Tile Roof Process?
A lift and relay is a painstaking tile roof repair process that restores the health of your tile roof and helps make sure it’s able to reach longevity goals. When you invest in professional tile roofing services, the process involves several key steps:
- Remove Tile: First, all roofing tiles are carefully removed and stored. This process must be handled carefully to minimize breakage, which can incur additional costs.
- Remove Battens and Felt: The old, deteriorated roof felt is pulled off and disposed of. If the roof uses wood battens to attach the tiles, reputable roofers will remove these as well.
- Inspect and Replace Decking: The roofer will then inspect the underlying decking for any moisture damage. If the roof was poorly maintained, it may be necessary to replace affected areas of the decking.
- Install New Underlayment: A new, water-resistant synthetic felt or a waterproof high-temperature underlayment is installed to ensure the roof is protected from water intrusion for years to come.
- Reinstall Tiles: Finally, any deteriorated battens are replaced, and the original tiles are reinstalled over the new underlayment, preserving the look and character of your roof.
The ideal candidates for a lift and relay are homeowners whose roof tiles are still in good condition but whose underlayment is approaching the end of its lifespan (typically every 20 years or so). If your roof decking is also in good shape and you’ve had it regularly inspected, a lift and relay is the perfect way to extend the life of your beautiful tile roof for decades to come.
A lift and relay offers a clear trade-off for the right home. The primary benefit is significant cost savings compared to a full replacement, as you get to reuse your durable, original tiles while only addressing the roof’s most common point of failure: the underlayment. On the other hand, homeowners should still plan for a significant upfront investment and budget for a small percentage of tile breakage, which is an unavoidable part of the process.
Underlayment Replacement: What You Need to Know
You want your lift and relay tile roof project to last for as long as possible, and the quality of your underlayment is a vital component of the job. It’s not an uncommon mistake for homeowners to opt for the lowest price available in hopes of saving money up front on project costs. While it’s an understandably tempting option, a high-quality synthetic underlayment is the best way to ensure the longevity of your tile roof. For the Texas climate, we often recommend Westlake Royal™ TileSeal™ (formerly Boral TileSeal™), as it provides an excellent barrier against moisture intrusion. Another issue is when contractors cut corners by skipping the replacement of deteriorated flashings. The full installation process can take several days, depending on the size and complexity of your roof.
How Much Does Underlayment Replacement Cost?
While a specific cost range for a cost to replace tile roof underlayment varies too widely to provide a general estimate, a lift and relay is significantly less expensive than a complete roof replacement. The final price is affected by factors like the complexity of your roof (such as the number of valleys), ease of access, whether decking needs to be repaired, and the type of tile on your roof. One of the most significant costs is tile breakage; it’s a good rule of thumb to budget for around 20% waste to be safe.
Why Choose Dolan for Tile Roof Projects
Hiring a contractor with local tile roofing expertise is critical. An experienced roofer has the skills to keep breakage to a minimum, which directly reduces your material costs. At Dolan Roofing & Construction, our specialized crews have the tile roof lift and relay process down to a science. We work carefully to minimize waste and are adept at disguising any new replacement tiles to maintain the beautiful, aged aesthetic of your home. Furthermore, we stand by our work with strong warranties and use materials from certified manufacturers, ensuring your investment is protected.
Schedule Your Texas Tile Roof Inspection
If your tile roof is leaking or approaching the 20-year mark, it may be time for a lift and relay. Don’t wait for minor issues to become costly problems. Contact the Dolan Roofing & Construction team today to schedule an inspection for your home and ensure your tile roof can protect your family for decades to come.
Frequently Asked Questions About Tile Roofing
How often should tile roof underlayment be replaced?
Underlayment should typically be replaced every 20–25 years, depending on the material and climate conditions.
Can I reuse my existing tiles during underlayment replacement?
Yes! If your tiles are still in good condition, a lift and relay lets you reuse them while replacing only the underlayment.
What is the best underlayment for tile roofs in Texas?
High-quality synthetic underlayments like Westlake Royal™ TileSeal™ offer excellent moisture protection for the Texas climate.
How much does tile roof underlayment replacement cost?
Costs vary, but a lift and relay is significantly less expensive than full replacement. Expect 20% tile breakage to be included in your budget.
