Here’s a Tile Lift & Relay system using Boral Roofing – see how it works with California’s stringent Title-24 Requirements. If you have a community or personal home with a tile roof that needs a re-roof, we can help and do it right!
There’s a good chance that if you are reading this it’s because you live or own a tract home with a tile roof in San Diego.
We have bad news for you.
Even if it’s in a high end part of town, be aware that your roof was most likely installed by a home builder/roofer that took shortcuts to save time and boost profits. Especially homes build during the early 90’s boom, read more about that HERE. Often times the builder and roofer only cared about one thing. The roof lasting 10 years. That’s when they are no longer responsible for it not leaking. Unfortunately, this has plagued San Diego and other cities for several decades. Tile roofs used to last 30+ years because home builders/roofers used to follow manufacturer recommendations. Now they are only looking at the bottom line which means more cost to you for damage/repairs/re-roofs.
Here are some of the issues you can expect to cause the premature failure of these roofs.
- One layer of 30# organic underlayment. The absolute minimum required by building code. It rots, cracks and breaks easily. Especially where a tile has slipped out of place or at the transition between the plywood sheathing and starter board at the eaves. This is how roof leaks at the outer walls of a home are usually caused.
- Flashing metal run short, so that water runs under the tile instead of on top of it below side walls, chimneys and skylights. This is how roof leaks below chimney and skylights are usually caused.
- A “shadow board” at the eaves of the roof which literally causes a dam under the tile, preventing water from draining properly. Leading to rotten fascia and starter boards.
- Overexposed tiles that allow water to enter at the nail holes.
- Improperly flashing pipes with mortar instead of galvanized or aluminum flashing. Allowing water to run under the tiles.
- No hip and ridge nailer boards or no weather blocking installed at the hip and ridge nailer boards. This allows water to run under the tiles.
- Inadequate attic ventilation causing super heated air to radiate downward through the drywall ceiling. Not only does this cause your house to come hot due to heat radiating through your ceiling, but it warms the air in the duct-work before it even enters your home, causing you air-conditioning unit to run very hard to keep up with demand.
- Vaulted / Cathedral ceiling areas not ventilated at all. This causes heat transfer and moisture build up in behind the drywall ceiling.
Unfortunately, when your tract home tile roof reaches the 20 year mark, it is a ticking time bomb. It’s time to start thinking about correcting all of these issues by having a complete “Lift and Re-lay” performed on your roof. (See our recent blog post on this HERE). When we re-roof your home with either a “Lift and Re-lay” or all new tile, you can expect the new roof system to last at least 50 years. All of our tile roof installations and “Lift and Relay” projects are installed per the Tile Roofing Institute Installation Guide. This guide was adopted by and has become California Building Code. Not only does San Diego County Roofing follow these Guidelines, but we are “Tile Roofing Institute Certified”.
We get re-certified every two years to insure that we are up to date with all of the latest requirements and standards.
If your tract home tile roof is at the end of it’s lifespan, it’s important to be proactive and take action. Failure to do so can lead to mold developing and extensive rotten wood.
If you own a home with a tile roof that is approximately 20-30 years old, it’s most likely reached the end of it’s serviceable lifespan. You’ve probably seen some broken tiles or maybe some roof leaks from this past years heavy rainfall in San Diego. If you are like most homeowners, the first thing you think of is an expensive re-roof is in the near future. Maybe you don’t have that budgeted and you put it on hold, putting your investment at risk each year you “wait it out.”
We have good news for you.
Lift & Relay. In 90% of the roofs that we inspect, the existing tiles can be re-used, unless the homeowner wants it replaced for aesthetic reasons. As the name implies, we lift and stack the existing tiles for re-use. We inspect for and replace the rotten or termite damaged wood. We install all new metal flashing (pipes, skylights, chimneys, valleys, walls, etc.) We install new roof vents and ventilate vaulted ceilings in accordance with current building code requirements. We re-install the existing roof tiles. We only lose approximately 5% – 10% to either pre-existing breakage or breakage that occurs during the re-roofing process. We will install new replacement tiles on a section of the roof that is discreetly located, so as to have minimum impact on the appearance of the roof from the front of the house.
Here is a recent Lift & Relay project that we did in Rancho Peñasquitos. The homeowner was able to save over 50% by going with this option as opposed to a roof tear-off & re-roof.
2500 square foot roof in Ranchos Peñasquitos
Tile roof Lift & Re-lay with vaulted ceiling ventilation.
2 layers of Malarkey Right Start UDL
Boral Std Wt Concrete Barcelona
Vaulted Ceiling Ventilation
DCI Products SmartBaffle
Owens Corning VentSure Inflow Vent
California Building Code 1203.2
Requires that vaulted/cathedral ceilings be ventilated