TILE UNDERLAYMENT REPLACEMENT (LIFT & RELAY)
Your tile can last a lifetime. The underlayment beneath it cannot. When a tile roof starts leaking, the fix is usually a lift-and-relay: new underlayment and flashings under your existing tile.
WHY TILE ROOFS LEAK
Quick answer: A tile lift-and-relay (tile underlayment replacement) removes your existing concrete or clay tile, replaces the worn-out underlayment, flashings, and any damaged decking, then reinstalls the same tile. Stone Ranch Construction (GAF Certified, CSLB #1149997) performs lift-and-relays across Orange County and Los Angeles County. Call or text (714) 790-9925 for a free inspection.
Concrete and clay tile is a water-shedding layer, not a waterproof one. Wind-driven rain, condensation, and water that gets under the tile at valleys, hips, and penetrations are supposed to run down the underlayment and out at the eave. On most tile homes built from the 1970s through the early 2000s that underlayment is asphalt-saturated felt. Over decades of attic heat it dries out, becomes brittle, and tears at the batten nails and the laps — while the tile on top still looks perfect from the street.
The first signs are usually a ceiling stain after a heavy storm, damp insulation, or drips near a skylight, vent, or chimney. Patching the tile does not help, because the tile was never the problem. The lasting repair replaces the underlayment. Because the tile is reusable, a lift-and-relay costs far less than a new tile roof and keeps the look your HOA already approved.
What the code requires
Underlayment: The California Residential Code requires underlayment for clay and concrete tile to meet the standards listed in Chapter 9 (ASTM D226, D1970, D4869, or D6757) and to be applied and attached per its tables (CRC R905.1.1, R905.3.3).
Deck: Tile must be installed over solid sheathing (CRC R905.3.1). Homes converted from wood shake on spaced sheathing need solid decking added.
Reusing tile: Existing tile may be reinstalled, but damaged, cracked, or broken tile may not; rusted or deteriorated flashings, vents, and edgings must be replaced (CRC R908.5).
Fire zones: In a mapped fire hazard severity zone, a re-roof of more than 50 percent of the roof must be a Class A roof covering (CRC R902.1.1). See our fire-zone roofing guide.
How a lift-and-relay works
- Inspection: we lift tiles at valleys, eaves, and penetrations to confirm the underlayment has failed and check the deck.
- Permit: we pull the re-roof permit with your city or county building department.
- Lift: tile is removed in sections and stacked on the roof or on pallets; broken tile is counted for replacement.
- Tear-off: old underlayment and battens come off down to the deck; damaged sheathing is replaced.
- New underlayment, flashings, and vents: valleys, pipe jacks, skylight and chimney flashings, eave metal, and bird stops are replaced.
- Relay: your tile goes back on with corrosion-resistant fasteners; hips and ridges are re-set.
- Inspection and cleanup: the building inspector signs off and we haul away the debris.
Where we do this most
TILE UNDERLAYMENT FAQ
What is a tile lift-and-relay?
We remove your existing concrete or clay tile in sections, strip the old underlayment down to the deck, repair any damaged sheathing, install new underlayment and flashings, and reinstall the same tile. You get a new waterproof roof and keep the appearance your HOA approved.
How do I know the underlayment has failed if the tile looks fine?
On a tile roof the tile sheds most of the water, but the underlayment beneath it is the actual waterproof layer. When it becomes brittle and tears, water reaches the deck and shows up as ceiling stains, damp insulation, or drips at skylights and vents — often with no visible damage on top. A roof inspection that lifts a few tiles tells us the condition of the underlayment directly.
Can broken tiles be reused?
No. The California Residential Code allows existing clay and concrete tile to be reinstalled, but damaged, cracked, or broken tile may not be (CRC R908.5). We match replacement tile to your existing profile and color as closely as the manufacturer allows.
Is a permit required?
Yes. Re-roofing, including a lift-and-relay, is permitted and inspected by your city or county building department. We pull the permit and schedule the inspections.
Does a lift-and-relay have to meet fire-zone rules?
If your home is in a mapped fire hazard severity zone, the California Residential Code requires the roof covering on a re-roof to be Class A when more than 50 percent of the roof is replaced in a year (CRC R902.1.1). Tile itself is noncombustible; the underlayment and details we use are chosen to keep the assembly Class A.
Want the long version? Read our guide to tile underlayment replacement cost and process in Orange County.