Tile lasts 50 years. The underlayment beneath it lasts 20. Most tile-roof 'failures' are actually underlayment failures — and by the time you see a ceiling stain, you're paying to remove, stack, and reset every tile at $6–$12/sqft on top of the underlayment cost. I score underlayment remaining-life so you catch it at the right time.
Underlayment remaining-life scoring via lifted-tile inspection
Cracked, slipped, and missing tile mapping
Tile profile identification for matching-replacement sourcing
Bird-stop, hip, ridge, and rake flashing audit
Structural rafter sizing check against tile weight
Written scope: repair, underlayment replace, or full remove-and-reset
Full tile roof walk with underlayment focus. Lifted-tile inspection at valleys, hips, and eaves to score underlayment condition. Cracked, slipped, missing, and hail-damaged tile mapping. Tile profile identification (concrete S-tile, flat concrete, clay barrel, mission) for replacement sourcing. Bird-stop, hip closure, ridge, rake, and skylight flashing audit. Structural rafter sizing check against tile dead-load (concrete 900–1,100 psf, clay 600–850 psf). Written scope: individual tile repair, full underlayment replace-and-reset, or complete replacement.
NM homeowners with 15+ year-old tile roofs planning ahead. Buyers under contract on tile-roofed homes. Owners with active tile-roof leaks wanting underlayment vs tile diagnosis. Property managers with multi-property tile roof portfolios. Owners considering shingle-to-tile conversion needing structural review.
Verbal Walk — $149 Standard Tile Report — $399 Detailed w/ Underlayment Score + Profile ID — $649 Structural Load Analysis Add-On — $299 Most tile inspections are $399–$649. Catching underlayment at year 20 vs year 25 saves the $8,000–$18,000 emergency-scope premium.
Because tile lasts 50+ years but the underlayment beneath it lasts 20–25. The tiles are just the umbrella; the underlayment is the actual roof. Most tile-roof leaks are underlayment failures, not tile failures — and by the time you see the ceiling stain, you're paying to remove, stack, and reset every tile ($6–$12/sqft on top of underlayment cost).
Yes — as long as you can source matching tile. Discontinued profiles are the hard part. I photograph and measure your tile profile so you know what's available before a broken-tile repair turns into a full section replacement.
Concrete tile is 900–1,100 lbs per square (100 sqft); clay is 600–850. Most NM homes built for tile can carry it, but re-roofs that changed from shingle to tile without structural review are common. I check rafter sizing against tile weight and flag under-spec framing.
Torch-lap + blister mapping.
Cap metal + crack map.
Per-unit re-flash scoring.
Factory & warehouse membrane + equipment audit.
I've watched too many neighbors sign contracts they didn't understand for roofs they didn't need. That stops with a written report they own.