Yeah, I totally relate to this. I moved into my first home about two years ago, and it has a tile roof. At first, I thought "great, one less thing to worry about," but reality set in pretty quickly after our first big rainstorm. Like you mentioned, the tiles themselves were perfectly fine, but the underlayment was starting to deteriorate in a few spots. Luckily, we caught it early enough during a routine check (thanks YouTube tutorials!) and fixed it before it became a bigger headache.
Honestly, tile roofs are pretty solid overall, but calling them maintenance-free is a bit optimistic. They definitely need less attention than asphalt shingles or wood shakes, but you still gotta keep an eye on the details—flashing, underlayment, and even debris buildup in valleys. It's all about catching those sneaky little issues early before they turn into expensive surprises.
Interesting points here, especially about the underlayment. Makes me wonder—does anyone know how often you should realistically check the underlayment or flashing on a tile roof? I'm all for preventative maintenance, but climbing up there too often seems like overkill (and risky). Curious if there's a sweet spot between being cautious and going overboard...
Totally agree—checking too often is unnecessary and risky. Realistically, every 3-5 years is usually enough, unless you've had severe weather or notice something off. Flashing around chimneys and vents tends to fail first, so keep an eye out there...
"Flashing around chimneys and vents tends to fail first, so keep an eye out there..."
Definitely agree with this point—flashing is usually the weak link, even on tile roofs. While tile itself is incredibly durable (I've seen roofs pushing 50+ years without major issues), calling them "maintenance-free" might be a bit optimistic. Tile roofs are low-maintenance, sure, but not zero-maintenance.
One thing I've noticed over the years is that debris buildup can cause sneaky problems. Leaves, branches, and dirt tend to accumulate in valleys or behind chimneys, creating moisture traps. Over time, this trapped moisture can degrade the underlayment beneath the tiles. The tiles themselves might look pristine from the outside, but underneath could be a different story altogether.
Also worth mentioning: cracked or slipped tiles. It doesn't happen often, but when it does, it's usually due to foot traffic (like someone walking up there to install satellite dishes or solar panels) or severe weather events like hailstorms. Even minor cracks can let water seep through and damage the underlayment or decking beneath.
A quick anecdote: I once inspected a tile roof that looked perfect from street level—homeowner hadn't checked it in nearly a decade because "it looked fine." But when we got up there, we found several cracked tiles hidden behind a chimney and some pretty serious rot underneath. Turned out they'd had some chimney work done years earlier and never realized the workers had damaged a few tiles in the process.
So yeah... every 3-5 years is generally fine for inspections if nothing unusual happens. But I'd still recommend at least a quick visual check after any significant storm or if you've had contractors up there for other reasons. Tile roofs are fantastic—just don't assume they're bulletproof!
Totally agree about flashing and debris buildup. A couple other sneaky issues I've seen:
- Birds or rodents nesting under tiles—can cause damage you won't notice from below.
- Moss growth, especially in shaded areas... looks harmless but traps moisture.
Definitely not maintenance-free, just lower-maintenance than most.
