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Bill-San Jose
Concrete Tile Roof Repair
Bill-San Jose

We had some minor cracks and holes in the concrete tiles on our roof being repaired. We got a recommendation to replace the flashing on joints of the house (ten of them) because they have worn out. Cost is $1200 labor plus $400-500 in material. The new flashing should last 10-20 years. The roof is now just about 40 years old the flashing is the original. We are not experiencing any leaks. He sent us some pics, but we are not sure whether to proceed or just keep what we have until we experience a leak or decide to replace the entire roof in the future. Any thoughts on whether we should do this?

Thanks
Bill

dj1
Re: Concrete Tile Roof Repair
dj1

Qoute: "We got a recommendation to replace the flashing on joints of the house (ten of them) because they have worn out. Cost is $1200 labor plus $400-500 in material. "

Which flashing are worn out? Attach pictures if you can. To do so, load them up in a host like photobucket and then mention the link here.

Usually, I'm not worried so much about metal flashing, unless damaged or rusted. What worries me more is the paper under the tiles, and chances are that after 40 years, your paper is "no good". However, to replace the paper, the entire roof has to come off, the roof deck has to be cleaned and be prepared for re-roofing. It's like doing a complete roofing job, where the tiles can be re-used, if not damaged. Much more than $1,200.

If your roof is not leaking now, you are lucky. Waiting for a leak may be a gamble, but on the other hand, why fix something not broken. It's you call.

I would do it, because I believe that a good foundation and a good roof are worth more than what's in between.

Bill-San Jose
Re: Concrete Tile Roof Repair
Bill-San Jose

Thanks. Here is a link to 4 pics on photobucket.

http://s374.photobucket.com/user/wszolnoki/library/?sort=3&page=1

By the way, there is no underlayment on our roof. The concrete tiles are hanging on slats with nothing beneath them, which was fine 40 years ago. This is another reason why we are contemplating replacing the entire roof in the next couple of years vs more costly repair work.

llmotoll
Re: Concrete Tile Roof Repair
llmotoll

If you are happy with the work he did on the tiles, then yes i would follow his recommendations.

llmotoll
Re: Concrete Tile Roof Repair
llmotoll

Thanks for the photos, that helps a lot. Spanish tiles. Maintenance to this type of tile is driven by whether or not it can handle the foot traffic without breaking tiles. You could do more damage accessing the repair area than if you just left it alone.
It is common for brittle spanish tiles to replace 3-4 tiles just to replace 1.
If you are not experiencing any roof leaks and by the looks of it the roof tile can handle foot traffic without snapping/breaking tile.
I would recommend having all the ridge tiles resealed and all penetration flashing replaced now while the roof can handle foot traffic.
When the tiles reach the point of deterioration that you can no longer walk on them without breaking or cracking the tile. that will be the red flag its time to replace.
Be careful where you step on those tiles. Place your foot on the supported portion of the tile.

You mention there is no underlayment between the tile and the wood slats. Or no underlayment at ALL? typically the underlayment for a roof of this type would be a 30 - 60 mil bitumen or asphalt 2 ply direct to the main substrate and the wood slats installed on top with tiles attached to the slats.

If you have no underlayment of any kind. I agree with you. Don't put a lot of money into this existing roof system and start planning for replacement.

dj1
Re: Concrete Tile Roof Repair
dj1

I have 3 rental homes with concrete tiles, just like yours. They are very popular in California.

Mine are MONIER concrete Low Profile. Unbroken, they can last and last, even after their glaze has faded.

Don't attempt to walk on them if you are inexperienced, as mentioned, cause you can easily crack them all.

These tiles are heavy, they are typically set over heavy duty rafters/deck (5/8" plywood). The wood strips are there only to elevate one side of the tiles and some types of tiles don't even need them.

At this point, save your money on minor repairs and plan on re-doing your entire roof. You can re-use your old tiles, only replace any broken ones (with new pieces which will have a different color). You may pay more in labor, but will save a ton on new tiles. I've seen old faded tiles painted white, to help in cooling costs.

Now is the best season to get good estimates.

Bill-San Jose
Re: Concrete Tile Roof Repair
Bill-San Jose

Thanks for your responses!

Mastercarpentry
Re: Concrete Tile Roof Repair
Mastercarpentry
dj1 wrote:

A good foundation and a good roof are worth more than what's in between.

I'm going to add this to my 'favorite quotes" in life. Well said my friend!

And I agree- if you're thinking of a re-do soon and there are no leaks now, don't waste money "fixing what ain't broke" in the interim. If problems develop before the re-do then do a fix, not before.

Phil

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