How to Evaluate a Tile Roof
When our clients have properties under contract and have home inspections done, it is not uncommon for some broken or slipped roof tiles to be discovered during the inspection. As a result, I often get questions about the roof and its repair cost. In this post, I will discuss the process of tile roof inspection and repairs.
Las Vegas is located in the Mojave Desert, and specific construction materials are required to withstand the heat. For instance, fences are typically constructed from concrete blocks instead of wood. Exterior walls are made of stucco rather than siding. Similarly, roofs are made of concrete tiles.
The Anatomy of a Tile Roof
Before discussing roof inspections, let's review the basics: a tile roof has three main components.
- Tiles: These are usually made of concrete and last virtually forever. The tiles serve two purposes. First, they protect the water membrane from UV light from the sun. Second, they shield the water membrane from physical damage, such as a falling pinecone.
- Water membrane: This is the layer that provides waterproofing, not the tiles.
- Plywood: This is what the tiles and membrane are attached to, and it bears their weight.
Tile Roof Inspection
When you perform a roof inspection, the first step is to look for stains on the plywood in the attic. Even a minor leak will create a significant stained area that is easy to see, as shown in the photo below
The following step involves using a drone to identify cracked, slipped, or missing tiles.
Cracked, Slipped, or Missing Tiles
What if slipped, missing, or broken tiles are discovered during the inspection? If there is no stain on the plywood in the attic, the membrane is not damaged, and the defective tiles will be replaced or repositioned. We may order a supplemental roof inspection if there are concerns about the roof beyond simple cracked, missing, or slipped tiles.
While we have never replaced a tile roof, we have made repairs. For example, I had a roof leak at my house. They removed tiles from the affected area, installed a new membrane, and put the tiles back. The cost was about $800. For our clients’ properties, the highest repair cost I remember seeing following an inspection is about $1,100. If we find significant damages or defects in the roof, we ask the seller to repair or credit the cost to repair, or we cancel and look for another property. However, this is extremely rare. Out of 510+ properties we’ve inspected, I can only remember 3 or 4 occasions where the quoted roof repairs are >$2,000.
How Long Do Tile Roofs Last in Las Vegas?
Another question I frequently get about tile roofs is how long they last. In general, they last about 50 years before the membrane needs to be replaced.
The tiles and plywood last virtually forever. What will eventually need replacement is the membrane. To do this, they remove tiles from an area, replace the membrane, put the tiles back, and move to the next area. If there are broken tiles, they are replaced. However, concrete tiles are durable and should last a long time unless physically damaged. I've seen properties in England with tile roofs over 600 years old.
Summary
Tile roofs are easy to inspect and have a long lifespan, which is why we only consider properties with tile roofs. Composition (shingle) roofs are typically rated to last 20 years or more. However, the Mojave Desert heat will make them brittle within ten years. Furthermore, any damage to them is difficult to repair because trying to lift the composition shingles often leads to the shingles breaking.
I hope this answers some questions about tile roofs and why we only recommend properties with tile roofs.
