Tile roof repair and replacement in the Portland area
Concrete tile roofs on 1980s and 1990s homes in Beaverton, Lake Oswego and the west side are reaching the age where underlayment fails. We repair, relay and replace concrete and clay tile roofs across the Portland area.
Tile roof repair in Portland usually means swapping cracked concrete or clay tiles, fixing flashing, and often lifting the tiles to replace the worn underlayment below, then relaying the same tiles. The tiles themselves can outlast the felt beneath them. Small tile repairs often cost $345 to $980, while a full underlayment replacement and tile relay commonly runs $16,840 to $34,780.
Tile roofs are tough, but the tile is only half the system. Concrete and clay tiles shed most of the rain, while the underlayment beneath catches whatever gets past them. On many tile roofs installed in the 1980s and 1990s around Portland, that original felt underlayment has dried out, cracked and torn, even though the tiles above look fine. Leaks start showing up at valleys, chimneys and the lower edges, and homeowners are surprised because the roof looks solid from the street.
We handle every stage of tile work: replacing broken tiles, fixing flashing, lifting and relaying tiles over new underlayment, and full replacement when tiles are failing or the homeowner wants a lighter material. Walking a tile roof the wrong way breaks tiles, so we step only on the lower third of each tile and use walk boards where needed. Call (503) 917-5484 for a tile roof assessment.
Repair, relay or replace your tile roof
The best option depends on the condition of the tiles and the underlayment.
Tile and flashing repair
For roofs with sound underlayment and only a few broken tiles or a leaking flashing. It is the least expensive path and keeps the existing roof working for more years.
Underlayment replacement and relay
Tiles are lifted, new underlayment and flashing installed, then the same tiles go back down. It is the most common major repair on 1980s and 1990s concrete tile roofs around Portland.
New concrete or clay tile roof
When tiles themselves are crumbling, a full replacement with new tile gives a fresh roof with a similar look. It costs more but resets both tiles and underlayment.
Switch to a lighter material
Some owners replace tile with architectural asphalt, metal or composite shake. These lighter materials reduce load on the framing and cost less to maintain in our moss-heavy climate.
Warning signs on a concrete or clay tile roof
Tile roofs often hide problems, so these clues are worth watching for.
Cracked or slipped tiles
Tiles crack from foot traffic, falling limbs or freeze and thaw cycles, and they slip when nails or clips fail. A gap in the tile pattern leaves the underlayment directly exposed to rain and sunlight.
Ceiling stains with intact tiles
If tiles look fine but you see stains inside, the underlayment is likely worn out. Water passing through tile gaps is no longer being stopped, especially at valleys and around chimneys.
Moss and debris in tile channels
Concrete tile has a rough surface that grows moss in Portland shade. Moss and needles packed in the channels can dam water so it backs up and runs sideways under tiles.
Faded, porous concrete tiles
Concrete tiles lose their surface coating with age and absorb more water. Heavy, soft or flaking tiles crack more easily and may be nearing the end of their own life.
Leaks at valleys and walls
Valley metal and wall flashing on older tile roofs often rusts or was installed with too little overlap. These are the most common leak points we find when we lift tiles.
Loose ridge and hip caps
Ridge and hip tiles set in mortar crack loose over time, letting water into the roof peak. Modern repairs use mechanical fasteners and ridge systems that flex with the house.
How we repair and relay a tile roof
Walk and inspect carefully
We walk tile roofs only where they can take weight and use walk boards on fragile clay tile. Lifting a few tiles at valleys and the eaves shows us how the underlayment is holding up underneath.
Replace broken tiles
Cracked and broken tiles are removed and new or salvaged matching tiles are installed. We keep spare tiles from earlier work when possible, since some older concrete tile profiles are hard to find.
Lift and stack tiles for relay
When underlayment has failed, we carefully remove tiles row by row and stack them on the roof or ground. Most concrete tiles can be reused, which saves a large part of the cost of replacement.
Install new underlayment and battens
Old felt is stripped, damaged decking is repaired and new high-performance underlayment goes down. New battens and counter battens may be added to let water drain freely under the tiles.
Rebuild flashing at every transition
New valley metal, step flashing, chimney flashing and pipe flashings designed for tile go in. This is the moment to fix the details that caused leaks in the first place.
Relay tiles and set ridges
Tiles are relaid on the new underlayment and fastened properly. Ridge and hip caps go on with a ventilated ridge system and mechanical fastening rather than relying only on mortar.
Materials for tile roof repair & replacement come from manufacturers such as Malarkey, GAF, Owens Corning, CertainTeed, Carlisle and Velux, chosen for the job rather than the logo.
What does tile roof repair cost in Portland?
Repairs are priced by area and tile availability. Relays and replacements are priced by roof size and how much underlayment and flashing must be replaced.
| Work | Typical Portland range |
|---|---|
| Broken tile replacement, small areaper repair | $345 to $980 |
| Valley or chimney flashing repair under tileper area | $865 to $2,370 |
| Full underlayment replacement and tile relayper home | $16,840 to $34,780 |
| New concrete tile roofper home | $28,460 to $56,930 |
| Ridge and hip reset with vented systemper linear ft | $14.65 to $26.30 |
How much underlayment has failed only shows once tiles are lifted, so these figures are guides. We confirm the scope on the roof and give you a written estimate.
What moves the price:
- Tile type and availability
- Underlayment condition
- Number of broken tiles
- Flashing repairs needed
- Roof size and pitch
- Moss and debris cleaning
Where tile roofs are common around Portland
Concrete tile became popular on subdivision and custom homes built around the 1980s and 1990s, so we see it most in Beaverton, Lake Oswego, Tigard and the west side suburbs, along with parts of Happy Valley. Many of those roofs still have their original felt underlayment, and after decades of Portland rain and summer heat it is brittle. Owners often call after a stain appears below a valley or skylight, even though the tiles look fine.
Clay tile is less common in the metro but shows up on Spanish and Mediterranean revival homes in older neighborhoods and some West Hills properties. Clay is more fragile underfoot, so repairs take extra care. Concrete tile also grows moss readily in our shade because of its rough surface, and tree debris piles up in the tile channels. After the January 2024 ice storm, we repaired many tile roofs where falling limbs broke tiles in clusters.
Why tile roof owners call us
Careful footwork on tile
We walk tile roofs only where they can take weight and use walk boards on fragile tiles, limiting the breakage that often happens during careless repairs.
Reusing tiles to save cost
When tiles are sound, we lift, stack and relay them, which saves a large share of the cost of new tile while still giving you a fresh underlayment system.
Root cause fixes, not just patches
We lift tiles to see what is happening underneath, so repairs address the worn underlayment or failing flashing instead of just replacing the cracked tile you can see.
Tile Roof Repair & Replacement questions from Portland homeowners
Why does my concrete tile roof in Beaverton leak when the tiles look fine?
On many 1980s and 1990s tile roofs in Beaverton and the west side, the original felt underlayment has worn out. Tiles shed most of the water, but the underlayment stops what gets past. When that layer fails, water reaches the deck even though the tiles look intact.
Can the same tiles be reused on my Portland tile roof?
Usually yes. Concrete tiles often outlast the underlayment beneath them. We carefully lift and stack them, install new underlayment and flashing, then relay the tiles. Any broken tiles are replaced with matching ones as needed.
How do you match tiles on an older Lake Oswego tile roof?
Some older concrete tile profiles are no longer made. We look for matching salvaged tiles, use tiles from hidden areas of your roof for visible repairs, or source the closest current profile. On a relay, spare tiles from the job are kept for future repairs.
Does moss damage concrete tile roofs in Portland?
Moss holds water on the tile surface and in the channels, which speeds wear on the tile coating and can dam water under the tiles. We clear moss gently and recommend periodic cleaning, avoiding pressure washing that can erode older concrete tiles.
Should I replace my old tile roof with a lighter material in Portland?
It depends on the tile condition, your budget and how long you plan to stay. Relaying sound tile over new underlayment is often cost effective. If tiles are crumbling, switching to architectural asphalt, metal or composite shake reduces weight and upkeep.
Where we do this work most
We cover the whole metro. These are the places we are on roofs most often:
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