Leaking Tile Roof? Trace It Without Walking on the Tiles
"How do you walk on a tile roof? I'm always afraid of getting on my tile roof for fear of cracking or breaking it. Is there a technique?"
A commenter in a roofing thread asked that about their own roof, and it is the right worry to start with.
A leak under tile is not always one broken tile, and tile is easy to crack by walking on it1. You can trace the water from the ground and the attic instead. When tiles are damaged or blown off, the layers under them are the only protection against rain2, so the fix can involve more than a tile. A roofer can tell you which.
Quick answer:
- Stay off the tiles and the roof: walking on tile can crack it1, and serious injury is a risk3 when you inspect a roof yourself.
- Look from the ground with binoculars, then check the attic for a drip trail3 or a spot of light.
- Photograph the damage and the water, with the date, before anything is repaired or thrown out4.
- If you may file a claim, check your deductible and what your policy covers4 before you call.
On this page
Why not walk on the tiles?
Because tile can crack under your weight. Walking on a tile roof can crack and damage tiles if care is not taken1, so you could finish with more damage than you started with.
Skip the ladder too, since injury is a real risk3.
Steps in order: trace, protect, prepare, call
Not sure yet where the leak is coming in? Follow this order:
- Find where the water comes in. From the ground, look for cracked, damaged or missing tiles. In the attic, look for a drip trail or a spot of light coming through3. Leaks are rarely directly above the water spot on the ceiling3, so follow the trail, not the stain.
- Protect the house, and photograph it first. Then take reasonable steps to protect your property from further damage4. This part is in your hands.
- Get ready. Write down what to ask: what the policy covers, how long you have to file a claim, and whether the claim would exceed your deductible4, what you pay before the insurer pays.
- Then call a roofer you chose, and your insurer if you decide to file. If you file in Texas, make temporary repairs only, and no permanent ones until the insurance company sees the damage5. A tarp on the roof is the roofer's job, not yours.
A commenter in a thread about a replacement quote asked the question to answer first: "What are your leaks even like? Have you looked in the attic?"
Not sure the water comes through the tiles, or who should confirm it? Who to call for a roof leak.
Is it a broken tile or the layer under it?
It can be either, and the bid should say which. The layers under the tile are the underlayment (the waterproof layer beneath the tiles), the flashing (metal pieces sealing edges and joints) and the sheathing (the boards under it all).
A quick seal on a cracked tile can leave the question open: what is the real story under the tile? A commenter on a repair slideshow put that worry plainly: "Fixed the leak but not the cause."
So ask each roofer to say whether the repair covers tiles only or the layer beneath. The next sections show how.
Tempted to seal the cracked tile and be done with it? What roof sealant can and can't fix.
If the roofer can't come today
Keep the house dry and your record in order. None of this calls for going up onto the roof and walking around:
- Water coming in: put a bucket or towels under it and move belongings away. In Texas, remove pools of water and start drying the area to prevent more damage and mold growth5.
- If you may file a claim, keep every receipt for what you spend: you may be able to submit them to your insurance company for reimbursement later4.
- After the next rain, look again from the ground and in the attic, and compare with your photos, because the drip trail shows where to look3.
Wondering if insurance pays for a cracked tile, or calls it wear? Will insurance pay for a roof leak.
Who should look at it, and how do I compare bids?
A professional roofing contractor should do the closer assessment and the repairs6. In California, get at least three written bids7. Wherever you live, put the bids side by side and see which one names the layer beneath.
Ask each roofer to put in writing the price for each item, such as one replaced tile or a length of flashing, and what is paid at each stage. Ask for a signed change order before any extra work. You can send this:
Please write in your bid whether the repair is tiles only or includes the underlayment and flashing, and the price of each item. Please also send a photo of every problem you find. And please tell me in writing who pays for any tile broken during the inspection or the repair.
If a roofer won't put this in writing, that is an answer too: weigh it against the bids that do.
Checklist before you call
Have these ready before you talk to anyone:
- Dated photos of the damage, the stain and whatever you saw when you looked in the attic.
- Where the water shows inside, and what you found from the ground and the attic.
- The bid questions above.
Quick questions
Can a cracked tile be fixed without replacing it? Tile roofs are repairable: individual damaged tiles can be swapped out1. If a roofer proposes sealing a cracked tile instead, ask why a swap won't do.
Is a roof leak covered by insurance? Homeowners policies typically cover roof damage resulting from a covered peril8, so the cause of the leak and your policy decide it.
How much will it cost to fix a roof leak? No figure fits before a roofer has seen what is wrong, whether tiles only or the layer under them. A bid that lists each item separately is the one you can compare.
Should I keep the broken pieces? If you may file a claim, avoid throwing out damaged items until the adjuster has visited4. Keep a few pieces somewhere dry, since they show the roofer what came off.
Sources
1. Insurance Institute for Business & Home Safety, "Natural Weathering and Hazard Exposure
2. Building America Solution Center (U.S. Department of Energy, PNNL), "Clay or Concrete Tile Roofs
4. Triple-I (Insurance Information Institute), "How to file a homeowners claim
5. Texas Department of Insurance, "When are water damage and mold covered by insurance?
6. National Roofing Contractors Association, "Roof Repairs After a Storm
7. Contractors State License Board, State of California, "How do I find the right licensed contractor?
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