Smart homeowners are able to plan ahead. However, sometimes it is helpful to have some guidance in determining which questions to ask and what to look for. These are the questions to ask yourself when you’re trying to decide whether or not to replace your tile roof.

How Old Is It?

If the flashings aren’t properly installed, tile roofs in Florida can last for less than 25 year. Flashings are possible if your roof is less than twenty years old and can prolong its life.

How Was It Installed?

More than 90% of Florida’s tile roofs were not fitted with proper flashings. You can determine if your roof was fitted with flashings by looking at the details such as valleys, boots, vents, valley returns, and walls. No flashings are required if you see cement or a gap. The roof is likely to start showing signs of wear round year, 5-7. It will become more expensive around age 15-20 and need to be replaced before 25. It’s a sign that you only need flashing in the affected areas. This will extend the life of your roof.

Tile roofs installed with base flashings only, where gaps exist or cement was used to fill them, can expect to be replaced between years 15 and 25. Top flashings will last for 40-50 years. These flashings make up about 10% of all Florida tile roofs and are most common in the north or commercial properties built in the past year.

Double flashing tile roofs will last for 50+ years. These tiles are rare and the best. These roofs combine the flashings of the base and seal underlayments to protect the roof from storms. They also have the correct flashings to keep water off the tiles. 

This post was written by Ted Williams! Ted is the owner of A Old Time Roofing which offers the best roofers in Clearwater FL! Ted is a Master Elite Weather Stopper GAF Roofing Contractor, a double award winner of Best Steep-Slope Contractor from GAF and achiever of Master Elite Consumer Protection Excellence from GAF. He has been serving the Pinellas County area since 1978. Old Time Roofing has a tradition of quality workmanship, servicing residential and commercial properties.