Yeah, tile roofs definitely aren't maintenance-free. The tiles themselves are tough, sure, but like you said, it's the underlayment that gets overlooked. Seen plenty of roofs where everything seemed fine until you peek underneath... regular checks save a lot of hassle down the line.
"Seen plenty of roofs where everything seemed fine until you peek underneath... regular checks save a lot of hassle down the line."
Exactly. Had a property a few years back with a tile roof that looked pristine from street level—no visible cracks, no missing tiles, nothing obvious. But tenants started complaining about small leaks after heavy rains. When we finally got up there and lifted a few tiles, the underlayment was totally shot. Water had been seeping through slowly for who knows how long, causing mold and wood rot underneath. Ended up being a pretty costly fix.
Makes me wonder how many people assume tile roofs are bulletproof just because tiles themselves last forever. Anyone else dealt with similar hidden issues? How often do you all usually recommend checking underneath the tiles—every couple years or longer intervals?
"Makes me wonder how many people assume tile roofs are bulletproof just because tiles themselves last forever."
Yeah, I fell into that trap myself. Our house has a clay tile roof, and honestly I'd assumed it was good indefinitely. But then we had a chimney repair done last summer, and the roofer pointed out some damaged underlayment near the flashing. Nothing major yet, thankfully—but definitely a wake-up call.
Now I'm curious too... is this mostly an issue with older homes or does it happen with newer installations as well? And is there a particular climate or weather pattern that's rougher on the underlayment? Seems like moisture buildup would be worse in humid areas, right?
I've heard some folks recommending checks every 3-5 years, but now I'm wondering if that's enough. Maybe it's smarter to just peek underneath whenever you're already up there cleaning gutters or something...
Tile roofs definitely have a reputation for being low-maintenance, but you're right—it's not quite that simple. The tiles themselves can last decades (even centuries in some cases), but the underlayment beneath them is usually the weak link. I've inspected plenty of homes with tile roofs, and it's pretty common to find issues with the underlayment, especially around flashing points or valleys where water tends to collect.
To answer your question about older vs newer installations: older homes often have more issues simply because the materials used back then weren't as durable or advanced as today's products. Older felt paper underlayments degrade faster, especially if exposed to moisture or heat cycles over many years. Newer synthetic underlayments are more resistant to moisture and UV damage, but they're still not invincible. Even newer installations can have problems if the installation wasn't done properly—poor workmanship can cause premature failure regardless of material quality.
Climate definitely plays a role too. You're spot-on about humidity—areas with high humidity or frequent rainfall tend to see more moisture-related issues like mold growth or rot in the decking beneath the tiles. But surprisingly, hot and dry climates can also be tough on underlayments. Constant exposure to intense heat and UV rays can cause materials to become brittle and crack prematurely.
As for inspection frequency, every 3-5 years is generally a good rule of thumb for professional inspections. But your idea about taking a quick look whenever you're already up there cleaning gutters is actually pretty smart. Catching minor issues early—like cracked tiles, slipped tiles, or damaged flashing—can save you from bigger headaches down the road.
One thing I'd suggest is paying extra attention after major storms or extreme weather events. Heavy winds can shift tiles slightly, creating gaps that let water seep through unnoticed until it's too late. A quick visual check after severe weather can really help catch these small problems before they escalate.
Overall, tile roofs are great—but they're definitely not maintenance-free. A little proactive care goes a long way toward keeping your roof in good shape for decades to come.
I used to think tile roofs were basically bulletproof too, until we bought our current house. The tiles looked great from the outside, but after a heavy storm last year, we noticed a small leak in the attic. Turns out the underlayment was shot—probably original from when the house was built in the late 80s. We ended up having to redo the whole underlayment, which wasn't exactly cheap.
Funny thing is, my neighbor has a newer tile roof (maybe 5 years old?), and even he's had some minor issues with flashing around vents. So yeah, I agree they're durable overall, but definitely not maintenance-free. Now I make it a habit to check things out whenever I'm up there cleaning gutters or hanging holiday lights...just in case.
