Repeated leaks or repairs
Multiple leak areas on an older roof can indicate that the underlayment and details are reaching the end of the same service cycle.
Tile lift & lay · Lift & relay · Tile reset
Keep the tile. Rebuild the roof beneath it.
A tile lift and lay removes and carefully stages your existing clay or concrete tile so we can inspect the deck, replace damaged wood, renew the underlayment and flashing, then relay the serviceable tile.
- Deck inspection & wood repair
- Two-layer underlayment standard
- New flashing & drainage details
- Existing tile carefully relaid
Reuse serviceable tilePreserve the existing roof characterOpen-deck inspectionSee and repair what was hiddenLayered water controlUnderlayment, flashing and drainageDocumented workmanshipProcess photos from start to finish
One service, several familiar names
Tile lift and lay is the same core process often called lift and relay or lift and reset.
You may also hear tile reset, tile relay, lift and re-lay, or R&R. The goal is not simply to move tile around. It is to expose and rebuild the weatherproofing system that normally fails before the clay or concrete tile does.
When the existing tile remains serviceable, relaying it can preserve the home’s look while giving the roof a renewed deck, underlayment, flashing and drainage path.
Repair the cause, not another symptom
When a full lift and lay starts to make more sense than another patch.
Age alone does not decide the scope. We look at the roof’s repair history, underlayment, tile condition, flashing, valleys, deck and how well complete drainage paths can be restored.
Aged or abraded underlayment
Tile movement, heat and time can wear the underlayment below. The tiles may still look good while the waterproofing beneath them has deteriorated.
Blocked valleys and tile pans
Debris, narrow channels and poor wall clearances can hold water where it should move freely off the roof.
Old flashing and mortar details
Pipe flashings, chimneys, skylights and wall transitions need continuous, shingle-style water shedding not surface sealant alone.
The complete Zenith process
Lift, inspect, rebuild and relay with every layer visible.
We photograph the work so you can see the conditions we uncover and the details installed before the tiles hide them again.
Lift and stage tile
Serviceable clay or concrete tiles are removed carefully and staged for reuse. Broken pieces are separated for replacement.
Remove old underlayment
The old paper, debris and failed details are removed so the entire deck and transitions can be inspected.
Repair deck and wood
Dry rot and damaged sheathing are replaced. Where practical, replacement material matches the existing deck type and thickness. Rafter tails, fascia, shiplap and shadow board are addressed when included in the scope.
Install the water-control system
New underlayment, peel-and-stick at critical areas, edge metal, bird stop, valley metal, wall pans and penetration flashings are integrated in draining order.
Relay and finish tile
Tiles are reset with proper exposure and spacing. Rakes, hips, ridges, weather blocking and transition mortar are completed, with replacement tile blended where possible.
Clean and document
The roof is blown clean, gutters and grounds are cleared, debris is hauled away, and a final magnetic sweep and photo review complete the job.
Underlayment is specified for the roof
Layered tile underlayment, selected for the assembly.
Our standard lift-and-lay specification uses two compatible underlayment layers with 50% overlap, unless the selected listed system, roof design or approved scope calls for a different assembly.
We document what is installed before the tile is relaid. Final material selection depends on slope, tile type, fire rating, local code, availability and the applicable manufacturer instructions.
Malarkey RightStart UDL
A synthetic underlayment option for applicable tile assemblies. It can be used as part of a layered water-control system when the project specification supports it.
Titanium UDL50 and Titanium FR
Titanium UDL50 is used in applicable tile assemblies. Titanium FR can be considered when a fire-rated synthetic tile underlayment is called for by the selected system.
Self-adhered peel-and-stick membrane
Compatible waterproofing membrane is integrated at selected valleys, chimneys, skylights and other critical transitions. Requested options, including Arctic Seal, can be evaluated for compatibility.
#30 base-layer option
Where the approved assembly supports it, #30 underlayment may be specified as a base-layer option. It is not assumed for every roof or product system.
Brand examples are not a one-product promise.
RightStart UDL, Titanium UDL50, Titanium FR, #30 underlayment and self-adhered peel-and-stick waterproofing membranes are evaluated against the actual roof and requested scope. A compatible product such as Arctic Seal can be considered when appropriate.
The hidden details decide whether it drains
Underlayment, metal and tile must shed water in the right order.
Wind-driven rain will get below roof tile. The underlayment and flashing system must route that water safely to the eave instead of trapping it behind an edge, wall or penetration.
Drip edge and bird stop
The edge assembly is sequenced so water below the tile can drain out rather than hit a blocked edge and move toward fascia or wood.
Valleys and tile pans
Valley metal is replaced when scoped and the drainage channel is kept open. Tile near walls and channels is trimmed to maintain practical clearance.
Pipes and penetrations
Penetrations receive integrated primary flashing and a secondary water-shedding detail, with compatible sealant and painted exposed metal where appropriate.
Chimneys and skylights
Upper saddle or cricket metal, side channels and lower flashing are rebuilt so water travels around the opening and returns to the roof below.
Hips, ridges and rakes
Weather blocking and trim tiles protect the perimeter and high points. Transition areas are reset and mortared to complete the finished system.
Ventilation
Existing vents are assessed and replaced or upgraded as included in the project, with compatible options for balanced attic ventilation.
Think in complete drainage sections
A good partial scope follows slopes, facets, valleys and transitions.
On an older roof, stopping in the middle of a slope can force the new work to inherit old tile spacing, flashing and underlayment transitions. A repair near a valley commonly needs the complete valley included. Work near a hip or ridge may need to carry over that transition.
That does not mean every roof automatically needs a whole-house lift and lay. It means the boundary of the work should be chosen where the waterproofing, metal and tile can be completed correctly not simply where the visible stain ends.
Best for a truly isolated defect
A serviceable surrounding roof, clear failure point and complete tie-in area.
Best when tile is reusable but the system below is aging
Renews deck repairs, underlayment, flashing, valleys and tile layout across a complete scope.
Best when tile cannot be reliably reused
Considered when breakage, profile, availability, structural or design goals favor complete replacement.
The finished roof can look familiar
What changes most is what you can no longer see.
The serviceable original tile returns to the roof. Below it is a renewed deck, layered underlayment, updated flashing and cleaner drainage path documented before the last tile goes down.
Replacement tile is matched as closely as available and placed in less-visible areas when practical, but exact profile and color matches cannot always be guaranteed.
Real Carmel Mountain Ranch project
See a two-layer Titanium lift and lay from open deck to finished tile.
Zenith lifted and staged reusable Monier Homestead concrete tile, replaced localized damaged decking, installed two layers of Titanium UDL50 with Titanium PSU30 at vulnerable details, renewed key flashings and reset the existing tile.
Tile lift and relay questions
Frequently asked questions.
How old should a tile roof be before considering a lift and lay?
Many tile roofs need underlayment work somewhere in the 20-to-30-year range, but condition matters more than a calendar. Repeated repairs, deteriorated paper, flashing problems, roof geometry and the condition of the reusable tile all affect the recommendation.
Do you replace dry rot and damaged wood?
Yes. Once the roof is open, damaged sheathing and identified wood deterioration can be replaced before new underlayment. Where practical, we match the existing deck material and thickness; rafter tails, fascia, shiplap and shadow board are addressed when included in the scope.
Will every tile go back in exactly the same place?
Serviceable tile is relaid with proper exposure and layout. Broken pieces are replaced. Older profiles and colors may be discontinued, so the closest available replacements are blended or placed in less-visible areas where practical.
Do you install Titanium FR under tile?
Titanium FR can be evaluated when a fire-rated synthetic tile underlayment is appropriate for the specified roof system. Final product selection depends on the roof design, tile type, code requirements, availability and manufacturer instructions.
Can you use a requested peel-and-stick underlayment such as Arctic Seal?
Yes. We can evaluate compatible requested self-adhered peel-and-stick waterproofing membranes, including Arctic Seal, for the applicable roof details. The final assembly is confirmed before work begins.
Do I need a whole-house lift and lay?
Not always. A defensible partial scope should complete a full drainage section, often an entire slope or facet and any affected valley, hip, ridge or wall transition, so new work does not end at an unreliable boundary.
Verified project examples
See tile lift-and-lay work in nearby communities.
Secure estimate request
Tell us what is happening with your tile roof.
Share the approximate age, leak history, tile type and any photos you have. We will help you compare repair, a complete lift and lay, or replacement by condition.
Property owners & real-estate professionals: Transaction-related inspections, estimates, certifications and written reports are paid professional services. View the real-estate service price list.
Keep the tile. Renew the system.