Tile roofs age differently from shingles or metal. They do not curl or rust, they chip, settle, and collect debris in the wrong places. If you care for one properly, it can outlast most other roofing systems. If you neglect it, water will find the tiniest path into underlayment and decking, and small flaws will grow into costly repairs. Avalon Roofing’s care plan focuses on the way tile roofs truly behave on real houses and commercial buildings, not how they look in brochures.
Why tile is special, and why the approach must match
Clay and concrete tile carry weight. That weight stores heat during the day, then sheds it at night. Expansion and contraction are gentle on the tile itself, but hard on flashings, fasteners, and underlayment seams. The tiles are essentially a shell. The real waterproofing lives below, in properly lapped underlayment and well‑sealed penetrations. The tiles protect the underlayment from sun and impact, but the underlayment does the leak fighting. That means maintenance concentrates on everything you cannot see from the curb.
There are two other truths we walk clients through on day one. First, most tile leaks originate at transitions: chimneys, skylights, valleys, walls, and eaves. Second, foot traffic breaks tiles. Every step on a tile roof needs planning and the right technique, or the visit creates the next repair.
What Avalon’s care plan covers over a typical year
A single visit can fix a problem, but a plan prevents it. With tile, prevention looks like seasonal rhythm, documented inspection, and targeted service. Our BBB‑certified local roofing company builds each care plan around climate, roof age, and roof type, then we stick to it.
Spring favors inspection after winter stress. We start early, when mornings are cool and condensation outlines problem areas. Our licensed residential roofing experts note granule loss on underlayment edges, hairline tile cracks, and mortar loosened by freeze‑thaw. We check eave closures for nests and look for rust traces on fasteners that hint at trapped moisture. If you have a flat‑to‑tile transition over a porch, we bring in our insured flat roof installers to reseal and re‑flash that joint. Those seams are frequent culprits.
Summer emphasizes ventilation and UV protection. Heat swells wood, softens sealants, and bakes any exposed underlayment. Balanced attic airflow matters more than homeowners expect. Our qualified attic ventilation contractors measure intake and exhaust, clean blocked bird screens, and confirm that baffles are clear above insulation. A tile roof without proper ventilation cooks the underlayment from below, and the extra heat shortens fastener life.
Fall is for cleaning and water management. Leaves and seeds collect in valleys and against pan flashings. When we clear those channels, we also lift a few tiles to inspect the valley metal itself. If paint has chalked off and there is shiny metal peeking through, we document where the next replacement is likely to land. Our professional gutter and fascia repair crew checks hangers, reseats loose spikes, and reseals miters. A clean gutter is not a tile roof luxury, it is flood prevention at the eaves.
Winter brings weight and wind. In snowy regions, we set snow guard placement and inspect for ice dam scars along the lower courses. Along the coast or on the plains, we check tile clips, ridge attachment, and hip and ridge mortar for wind undermining. If a winter storm does breach the system, our experienced storm damage roofers and trusted emergency roof repair team can tarp, triage, and return later for permanent work.
The underlayment tells the story
Walk a tile roof and look at the underlayment wherever you can safely lift a tile near an eave or valley. That is where early failure shows first. Asphalt‑saturated felt, common on older roofs, can be intact for twenty years, then suddenly turn brittle in two seasons once UV sneaks under a displaced tile. Synthetic sheets last longer, but if they were over‑stapled or lacked proper end laps, they will weep at tack holes or seams. When we assess a roof for a maintenance plan, we grade underlayment in three bands.
Healthy means flexible and bonded, with clean laps, and no dusting or cracking. We will maintain this roof and leave the underlayment alone.
Borderline means we see surface checking, light brittleness, or minor lap lift. We extend life with targeted preservation, edge reseals, and additional flashing in high‑risk joints. We also set expectations and timeline for partial replacement.
Failing means widespread cracking or leaks reaching decking. We shift from maintenance to a staged fix. Our insured roof replacement team can phase the work valley by valley or elevation by elevation to match budget and weather. The goal is to replace the waterproofing without wasting serviceable tile.
It is worth stating: tile rarely leaks by itself. The membranes, flashings, and penetrations decide the roof’s fate.
Flashing and penetrations, the most common failure points
We have pulled more leak‑soaked drywall from around chimneys and skylights than anywhere else. The detail work around penetrations makes or breaks a tile roof. Our certified skylight roof installers rebuild curbs when skylight frames rot and reset counter‑flashings that have slipped. Skylights on tile require a different apron kit than shingles. Using the wrong kit will work for a season or two, then the step flashing will back water under the tiles.
Chimneys and walls need properly stepped and counter‑flashed metal. We see a lot of surface caulk used where a counter‑flashing should be cut into the mortar and lapped correctly. Surface caulk is a six‑month fix that creates a false sense of security. We grind the reglet, set a true counter, and seal it with a small bead that is easy to maintain.
Valleys collect debris, then hold moisture under the tiles. We favor open valley metal, straight or W‑valleys, depending on roof geometry. Tile should be clipped back from the centerline to leave a clean water path. When we find mortar stuffed into a valley or foam bridging that blocks water, we remove it and re‑set the course.
Plumbing stacks, range vents, and solar mounts must be flashed with tile‑compatible pans. Flat shingle flashings under tile can trap water. We carry low‑profile, elevated pan flashings designed to bridge the tile profile and move water back onto the surface. Where solar arrays are installed, we coordinate with the installer and confirm that every roof penetration has double sealing: a primary at the deck and a secondary above, integrated with the underlayment. If your array increases attic temperatures, our top‑rated energy‑efficient roofing installers can adjust ventilation to maintain a safe thermal balance.
Walking a tile roof without breaking it
Tile cracks under point loads. A heavy boot on the wrong spot, especially on the corners of a barrel tile, will snap the piece. Our crews wear soft soles and step on the high points where tiles overlap and transfer weight into the battens. We distribute weight with roof pads when hauling materials and avoid stacking bundles on fragile runs. If a contractor tells you they can walk your tile roof freely, ask for their break policy and the count of spares they carry. We travel with a stack matched to your profile and color run, or at least a compatible field tile and a strategy to place color mismatches in less visible areas.
One small behavior reduces damage more than any tool. Slow down. Planned movement, one course at a time, trims broken tile rates from one per ten steps to one per fifty or more. On a 3,000 square foot roof, that difference decides whether a visit is maintenance or repair.
Cleaning that preserves, not harms
Pressure washers and tile roofs do not mix. Water driven uphill will find the overlaps and flood the underlayment. Abrasive tips strip the surface of concrete tile and open micro‑pores that hold dirt. We clean with low‑pressure rinses, biodegradable wash, and soft brushes. On heavy moss, we manually remove dense mats, then apply a slow‑release zinc or copper treatment that resists regrowth. We install zinc strips near ridge lines where appropriate. They release ions with each rain, a gentle deterrent that does not scar the tile.
Gutters, downspouts, and scuppers get equal attention. Overflow at the eaves soaks the fascia and the first two tile courses. Our professional gutter and fascia repair crew reseats hangers into solid framing, adds splash blocks, and corrects slope so outlets clear. On tile roofs with internal drains, we dismantle strainers and snake lines if necessary. A $200 cleaning prevents a $2,000 soffit rebuild, and we see that math play out every week in fall.
Regional nuances that change the plan
A tile roof in Tucson behaves differently than one in Cleveland. Sun and heat push sealants and underlayment to their limits. We lean on cool‑pigmented underlayments and robust UV shields in the Southwest. Storm belts in the Gulf and Atlantic require extra clip counts, high‑wind ridge systems, and attention to uplift at hips and rakes. In the upper Midwest, freeze‑thaw cycles open hairline cracks in mortar beds and expose nails to rust. We swap iron fasteners for stainless in exposed zones and add weep routes at saddles so meltwater exits instead of refreezing inside the system.
On commercial structures, long runs and large valleys increase water volume. Our qualified commercial roofing specialists review scupper sizes, expansion joints, and transitions where tile meets low‑slope membranes. Hybrid roofs, with tile over main spaces and a flat section over mechanical rooms, demand coordination between trades. That is where our insured flat roof installers and licensed roof waterproofing specialists step in together. The joint is only as good as its weakest seam.
Repair philosophy and how it saves money
Maintenance is not about avoiding repairs, it is about doing the right ones at the right time. A good plan catches small failures before they cascade. We triage by risk and consequence, not by the loudest complaint. A hairline crack in a field tile often matters less than a tiny split in a valley underlayment, because the valley sees far more water. A slightly loose ridge cap may be cosmetic today, but if the next windstorm lives in your forecast, we secure it now and sleep easier later.
Our professional asphalt shingle roofers sometimes join tile projects for accessory areas, porch tie‑ins, or detached structures. Mixing systems is normal. The key is honoring each system’s rules where they meet. Sloppy blends cause the sort of leaks that refuse to reveal themselves until the drywall is stained in the spare bedroom.
We keep an inventory of tile profiles and colors in the region and relationships with reclaim yards. When a manufacturer discontinues your exact color, we source close matches and place them where light and distance hide the shift. On a recent job in a coastal community, we replaced 48 broken tiles after a roof repair windstorm. The client worried that a third of the roof would look patched. We worked the replacements along the rear elevation and shaded side, then reused the least weathered originals on the front. You would need a color fan deck to spot the change.
Documentation that removes guesswork
Every maintenance visit ends with a photo report. We mark where we lifted tiles, what we found at each penetration, and the condition of ridge and hip lines. If we make a temporary fix, the photo shows why and what permanent work we recommend. This is not fluff. It protects you during insurance claims and gives you a baseline for the next visit. When a storm hits and you call our trusted emergency roof repair team, we already know the vulnerable zones on your roof. We can tarp intelligently, not just quickly.
How emergency service fits into a planned approach
No plan prevents flying debris. It does, however, reduce the damage after impact. In an emergency visit, we do three things in order. We stop active water intrusion with tarps, temporary flashings, and sealants chosen for temperature and expected rain window. We remove or secure loose tile so wind does not turn them into projectiles. We create a scope for permanent repair and schedule the return visit. The most useful tools on an emergency truck are spare underlayment, plastic cap nails, flexible flashing tape rated for cold installs, and a stack of common tile profiles. Our crews stage these kits before storm seasons, which keeps response times short.
When insurance gets involved, our certified roof repair contractors document with moisture readings, attic photos, and clear line items. Insurers appreciate specificity. So do clients. A note that says, valley 2 east, lap failure at 6 feet upslope, beats vague claims every time.
Energy, comfort, and how tile helps when tuned
Tile can run cooler than dark shingles, especially with the air space beneath. If that air moves, attic temps drop and HVAC loads follow. Our top‑rated energy‑efficient roofing installers add ridge vents compatible with tile, tune soffit intakes, and, where needed, add low‑profile fans that do not mar the roofline. In hot months, we have measured attic temperatures 15 to 25 degrees lower after correcting blocked intakes and adding proper exhaust in tile systems. That reduction shows up on utility bills and increases shingle life on any adjacent roofs.
Skylights add light but can add heat. We often upgrade to low‑E glass when we replace flashings. It is the rare improvement that helps comfort and seals better at the same time. Because our certified skylight roof installers handle both glazing and roofing details, you are not caught between trades if condensation or leaks appear later.
The lifecycle curve and timing big decisions
A well‑built tile roof can live 40 to 70 years, sometimes more. Most, however, see underlayment fatigue between years 20 and 35, depending on climate and product. That is the bend in the curve where maintenance must intensify. You can often get another five to ten years by replacing valley metals, renewing flashings, and patching underlayment in key zones. Eventually, the math favors a full underlayment replacement beneath the existing tile.
Clients ask how we know it is time. We sample. We lift a representative set of tiles on each face, test the underlayment for flexibility, inspect laps, and look for dusting. If two or more faces show advanced brittleness or repeated lap failure, we plan a staged replacement. Our insured roof replacement team sequences work so that the home stays dry each night. We label and stack tiles carefully, replace compromised underlayment, upgrade flashings, and relay. We take the chance to add ventilation or integrate new accessories while the system is open. It is not unusual to blend maintenance and replacement, handling the worst valley this year and scheduling the rest over the next two to three seasons.
The human factor, and why credentials matter
Anyone can wash a roof on a sunny day. Reading a tile system and predicting how it will behave in January at 2 a.m. takes field time. Credentials are not a trophy, they are shorthand for that experience. Our crews include licensed roof waterproofing specialists for tricky walls, qualified commercial roofing specialists for big footprints and mixed systems, and certified roof repair contractors who have taken apart enough bad details to know what to fix first. We carry the insurance that protects you, your property, and our team while we work. It costs more to operate that way, but it saves headaches when the ladder goes up.
If you have ever watched a painter wedge a ladder into the gutter of a tile roof, you know why we brief every trade that sets foot on a client’s home. We provide safe access, tie‑off points, and walk paths. That coordination is part of maintenance too, because half of tile damage comes from non‑roofing work. A satellite installer who cracks three ridge tiles rarely leaves a note.
A simple homeowner checklist between visits
Use the following short checklist twice a year. It keeps you in the loop without risking a climb.
- From the ground, scan for slipped or out‑of‑plane tiles, especially after wind. Binoculars help. Look in the attic during or after rain for drips, stains, or daylight around penetrations. Track gutters and downspouts during a storm. Overflows at specific corners point to clogs or slope problems. Note ceiling stains inside, even small ones. Mark the date and size. Early changes guide targeted inspections. If other trades need roof access, call us first. We set protection and prevent accidental damage.
What a first visit looks like, and what it costs
A thorough assessment usually takes one and a half to three hours on an average residence, longer on large or complex roofs. We start with a perimeter walk, then interior attic checks where accessible. On the roof, we move ridge to eave in sections, lift tiles at valleys and around penetrations, and record conditions with photos. Immediate hazards get temporary repairs on the spot, with owner approval. You receive a written report within 48 hours, including a prioritized plan and transparent pricing.
Costs vary by roof size and access. A baseline inspection with light maintenance often lands in the low hundreds. Debris removal, gutter tuning, and minor flashing resets add from there. When underlayment patching is needed, we price per linear foot and explain where the work starts and stops in plain terms. The point is clarity. You know what we did, why, and what comes next.
How Avalon ties it all together
An approved tile roof maintenance plan is not a contract to visit every six months and spray cleaner. It is a layered strategy built on how tile systems fail. Our approved tile roof maintenance crew works with our broader team, from qualified attic ventilation contractors to professional gutter and fascia repair crew members, so you are not left coordinating specialists. If a squall rolls in and blows a limb across your eave, you can reach the same office that handled your spring cleaning. The trusted emergency roof repair team that shows up knows your roof’s history because they helped document it.
We are comfortable with mixed‑material homes. Our professional asphalt shingle roofers handle accessory areas and tie‑ins. Our insured flat roof installers take the low‑slope sections seriously. Our licensed residential roofing experts guide homeowners through maintenance decisions, while our qualified commercial roofing specialists plan for larger facilities with multiple drainage paths and more complex logistics. When it is time to modernize components, our top‑rated energy‑efficient roofing installers upgrade ventilation and daylighting without compromising tile integrity.
I have seen tile roofs that looked tired from the street, still perfectly dry because the underlayment and flashings were sound. I have also seen pristine tile layouts hiding rotten deck at a chimney saddle. The eye is often fooled. The plan is not. That is the promise of a well‑designed maintenance program: we look where the water wants to go, not only where the sun shines.