Tile roofs rarely need replacing. The underlayment does.

Almost never. Tile lasts 50 years or more; the underlayment under it lasts 20 to 30. A leak is usually the underlayment on one facet. We lift that facet, stack the tile, install new underlayment and reset the same tile. The rest of the roof is untouched.

A re-set lifts every tile, replaces the underlayment, valley metal and flashings under it, and resets the original tile. It is the right call when the underlayment is failing in more than one place, or when the roof is at the age where facet-by-facet repairs would just chase leaks around the house.

We source matching tile by profile and color and set replacements where they are least visible. On older roofs an exact match is not always made anymore; we show you the closest option before we order it.

Full-facet repairs do: our 5-year workmanship warranty, in writing. Spot patches under tile cannot be warrantied by anyone honestly, which is why we price the facet, not the spot.

Yes. Annual tune-ups with a building-by-building photo report, facet repairs priced per building, and separate closeout packets for each scope. See the Oxnard condo community project.