Licensed & Insured Tile Roofing Contractor in Greater Seattle

Types of Tile Roofing We Install

Concrete Tile

Concrete tile is the most commonly installed tile roofing product in the Pacific Northwest. It’s more affordable than clay, available in a wide range of profiles and colors, and performs well in Greater Seattle’s climate. Concrete tile typically carries a 40 to 50-year lifespan and offers a Class A fire rating. It’s heavier than clay tile, which requires structural verification before installation.

Clay Tile

Natural clay tile is fired at high temperatures, producing a material that is denser, less porous, and more resistant to freeze-thaw cycling than concrete tile. Clay tile typically carries a lifespan of 50 to 100 years. Its natural variation in color and texture gives it an authentic character that concrete approximates but doesn’t fully replicate. Clay tile is the premium option for homeowners seeking maximum longevity and a traditional Mediterranean, Spanish, or Southwest aesthetic.

Flat Tile (Low-Profile)

Flat or low-profile tile offers a more restrained architectural appearance that suits contemporary and craftsman-influenced homes. It’s available in both clay and concrete and provides the same longevity and fire resistance as traditional curved tile profiles with a more understated visual footprint.

Why Tile Performs Well in Greater Seattle

Tile roofing has specific advantages in the Pacific Northwest climate that make it a compelling long-term investment:

• Non-porous surface — concrete and clay tile do not absorb water, eliminating the moisture retention issues that affect wood and some asphalt products
• Moss and algae resistance — the hard, smooth surface of tile is less hospitable to biological growth than rougher roofing materials, though Greater Seattle’s conditions can still support some growth over time
• Freeze-thaw resistance — properly manufactured tile rated for freeze-thaw cycling (required in the Pacific Northwest) does not crack or spall through seasonal temperature changes
• Class A fire rating — both clay and concrete tile are non-combustible, the highest fire resistance rating available
• Longevity — 50 to 100 years for clay, 40 to 50 years for concrete, represents the best value per year of any roofing material in this price range

What Tile Roofing Installation Requires

Structural Assessment

Concrete tile weighs 900 to 1,200 pounds per square; clay tile runs 850 to 950 pounds per square, significantly more than asphalt at 200 to 400 pounds. Before any tile installation, the roof framing must be assessed to confirm it can carry the load. On existing homes being re-roofed with tile, this assessment may reveal that additional structural reinforcement is required. We conduct this assessment as part of the pre-installation process and coordinate with a structural engineer when required.

Proper Underlayment for Tile Systems

Tile roofing systems require a two-layer underlayment, typically a base sheet and a cap sheet, that provides redundant waterproofing beneath the tile. The underlayment is the actual water barrier; the tile above it sheds water and protects the underlayment from UV and physical damage. Underlayment quality and correct installation are critical to the tile system’s long-term performance.

Correct Fastening and Battens

Depending on the tile profile, slope, and local wind exposure, tile may be installed over battens, horizontal strips of wood that hold the tile at the correct angle, or directly to the deck. Tiles in high-wind areas must be individually fastened rather than relying on gravity alone. We assess the specific conditions of each installation and fasten accordingly.

Flashing at Valleys, Penetrations, and Edges

Tile roofing requires precise flashing at valleys, hips, ridges, and all penetrations. Open valley flashing in metal, typically aluminum or copper, is common in tile installations. Hip and ridge tiles require mortar or foam-set installation at terminations. We install all tile flashings to manufacturer specifications and local code requirements.

Common Tile Roofing Issues in Greater Seattle — and How We Address Them

Cracked or Broken Tiles

Individual tile tiles can crack from impact, falling branches are the most common cause in Greater Seattle’s wooded environment, or from foot traffic by untrained contractors walking directly on the tiles. A cracked tile allows water to reach the underlayment. We replace cracked tiles by carefully removing the damaged piece and sliding a replacement into position without disturbing adjacent tiles.

Moss and Biological Growth

While tile is more resistant to moss than wood or asphalt, Greater Seattle’s damp, heavily shaded conditions can support moss growth on tile surfaces, particularly in the mortar at ridges and hips and in the valleys between tile courses. Moss in these areas retains moisture and can degrade mortar over time. Periodic cleaning and treatment with appropriate biocides controls growth without damaging the tile surface.

Failed Mortar at Ridges and Hips

Ridge and hip caps on tile roofs are traditionally set in mortar. Over time, particularly in a climate with significant rainfall and temperature cycling, mortar joints crack and loosen, allowing water to penetrate behind the cap tiles. Re-mortaring and re-bedding of ridge and hip caps is a common maintenance task on tile roofs more than 20 years old. We inspect all mortar conditions during annual service visits.

Underlayment Failure Before Tile

On older tile roofs where the tile itself remains in good condition, the underlayment beneath it may have failed, particularly if it was installed with a standard 15-pound felt that has since deteriorated. Underlayment failure shows up as widespread leaking that isn’t associated with any single cracked tile or flashing failure. Addressing this requires carefully removing the tile, replacing the underlayment, and reinstalling the original tile, a labor-intensive but cost-effective alternative to full tile replacement.