[Austin]

My wife and I moved into a 30-year old home about 6 months. It’s a clay tile roof with original underlayment and tile. We had heard that the underlayment has a 25-year life expectancy with the tiles having a 50-year life expectancy (in turn, underlayment is pretty bad but I guess the tile is fine).

We had a roof leak about 1 month ago and insurance is willing to cover 4K to repair the leaking spot.

To replace all the underlayment it would cost us about 20k, or we could go with a brand new roof (new tile too included) costing about 50k.

We were able to find matching tiles locally so we’re not anxious about the new tiles mismatching in the spot repair or underlayment replacement process.

We have 25k extra saved up right now. Would y’all:
1) Just repair the leaking spot covered by insurance.
2) Get the underlayment replaced now for 20k, or..
3) Wait until we could afford the full roof replacement for 50k?

We have heard about trying to get the full roof replaced one day by insurance, but have been told quite a bit that it’s a rarity for that to happen with a clay tile roof.

[Mike]

What state are you in? I specialize in tile roof replacements. Normally (depending on state) if the tile is discontinued (which it 100% is due to the age of it) the insurance company would be required to pay for an entire new roof. The size of these tiles has changed and you can’t interlock old with new. Anyway, let me know about the state and we can go from there. All states are different.

[Stephanie]

The prices will continue to go up over time. And you don’t want your leak get worse.

If you replace all the underlayment now by the time it’s required to be replaced again it will be time for a new roof.

[Josh]

Use the $4k and redo the underlayment. I wouldn’t replace the tiles.

Have the odd color ones in an area you wouldn’t normally see or if you have a lot have them spread sporadically (copy other neighbors, is usually a good move).

[Niharika]

Replace the under layment. Presuming as you just moved in, you’ll be staying here a while. If the under layment is already at end of life, you’ll keep seeing leaks. Its reasonable, covers the next 25 years without you needing to touch the roof and you can afford it.

Replacing tiles halfway through their life for 30k seems a lose lose equation to me while you don’t seem to have the funds needed to cover it.

Also keep in mind, insurance might increase premiums and depending on what your deductible is, it may not be worth extracting that 4k from insurance for this leak.

Useful: About to start redecorating our home

[Author]

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