Short answer. A tile roof lasts 50 to 100 years when maintained. Yearly tasks: visual inspection, gutter clean, replace cracked tiles, reseal flashings. The underlayment beneath the tile typically needs replacement at 25 to 35 years. Without that replacement, the roof leaks even though the tiles look fine.
What makes a tile roof different
Tile (clay or concrete) is a shedding system, not a sealing system. Water is meant to run off the tile face and into the gutter. The underlayment beneath the tile is the actual waterproof barrier. When homeowners say "the tile roof leaks", almost always the tile is fine and the underlayment has failed.
Yearly maintenance checklist
- Visual inspection from the ground and a ladder at the eaves. Look for cracked tiles, slipped tiles, and damaged ridge.
- Gutter and downspout cleaning. Twice yearly in tree-heavy areas.
- Trim back tree branches within 6 feet of the roof.
- Inspect flashings at chimney, skylights, vents, and walls.
- Check attic for water stains and pinpoint daylight.
- Replace any cracked or slipped tiles immediately.
- Reseal flashings every 5 to 7 years.
The underlayment timeline
| Underlayment age | Expected condition | Recommended action |
|---|---|---|
| 0 to 15 years | Good | Visual maintenance only |
| 15 to 25 years | Aging | Annual professional inspection |
| 25 to 35 years | Failing in valleys and flashings first | Plan budget for replacement |
| 35 plus years | End of life | Replace underlayment with tile reset |
Tile roof cleaning
Hose down annually. Use low pressure only. Avoid pressure washers that lift the protective surface of concrete tile. For moss or algae, use a manufacturer-approved cleaner or hire a roofing contractor for soft wash service. Soft wash runs $400 to $1,200 on a typical Los Angeles home.
Replacing cracked tiles
- Identify a matching replacement tile (color, profile, and era).
- Lift surrounding tiles carefully.
- Remove the cracked tile and any underlayment debris.
- Patch underlayment if torn.
- Slide the new tile in and re-secure.
When to call a roofer
- Active leak after rain.
- Multiple cracked or missing tiles.
- Damaged ridge or hip tiles.
- Sagging roofline.
- Underlayment past 25 years.
For end-of-life signs, see 10 signs you need a new roof. For pricing on replacement, read cost of a new roof in Los Angeles. For roofing services, see our roofing page.
