Roof tiles broken and slipped cost to repair?

my computer | 3-8-15 | KJM

[Blue Highway]

Am I looking at a couple of hundred $$$ to repair or closer to a thousand or more?

[Blue Highway]

ping

[Blue Highway]

Any Freepers out there that do roof work?

[Cementjungle]

Do you have any spare tiles tucked away in the garage or someplace?

Shouldn't be a big deal at all... definitely not thousands.

[9thLife]

If it's just the handful of tiles you show, a couple of hundred and you could actually do it yourself.

The waterproof part of the roof is underneath the tiles and unless you see leaking or rotting on the trusses, there's no reason to believe that's a problem.

The tiles themselves are held in place by a surprisingly small amount of adhesive. There's probably spare tiles in the garage. You can replace them if you have them and put a bit of adhesive from the hardware store (caulking gun needed) to hold 'em down.

You can also glue back together the tiles that aren't too badly damaged. This is acceptable practice.

[Fzob]

Just a guess that it’s not likely to very expensive, but you need to know if duplicate or very similar replacement tiles are available? If not it could change the cost dramatically if you need to replace the whole roof.

[9thLife]

Actually, now that I think about it, usually only the edge and cap tiles are truly adhered, and this with mortar. The bulk of the tiles lay there with some loose interlocking ridges to keep them in place. This because there's a lot give, take, expansion and contraction in a roof like this -- they're usually used in hot areas that will get torrential rains from time to time.

It's been years since I've been up on one of those roofs, but it's all coming back now. I'd blocked it out.

[Zeneta]

Agreed.

This looks like a simple job.

A few replacement tiles and some “Hard as nails” should do the trick.

[Blue Highway]

I did see some spare tiles tucked behind the AC unit on the side of the house.

The roof vents look odd but the inspector didn't mention anything about it. In the pics the one closest to the camera looks twisted or lifting from the roof. Is the gap on the left side of the roof vents normal?

Also that slipped tile the glob of whatever they use for adhesive looks abnormally large and quite sloppy. Is that normal?

[moovova]

I’d be more concerned about possible interior damage below the tiles...especially at the vent. Can you get to the areas below the damaged tiles? Look for mold, rotten wood and sheetrock damage.

Also...don’t know the real estate law in your state, but can you negotiate repairs found during your inspections? Maybe get the seller to fix the roof?

Was there a property disclosure? If so, did the seller indicate the roof was ok? That’s pretty obvious damage.

[Born to Conserve]

The big cost is the additional damage done while repairing the damage. Often apparent damage isn’t actually a leak. Don’t fix it if it ain’t broke. If you are sure there is a leak, get a roof guy who knows how to avoid damaging more tiles and will do minimal repairs. The way we used to repair slate roofs was to remove the broken slate, nail a couple copper strips in the hole, slide in the new slate and bend the copper strips around its bottom edge. We put pillows under our ladders to cushion them against the slates.

Your damage could be fixed for a couple hundred bucks, or $10,000 if the roofer is careless or crooked.

Good luck.

[CGASMIA68]

I would be more concerned about what MAY be going on under those tiles.
Has any one been in the attic to look at the sub roofing for evidence of moisture?Did your fancy dance home inspector do this or talk about it?

If OK tiles are no big deal but still 1000 is yesterdays 100

[Blue Highway]

Would it hurt to use that Flex Seal stuff around the edges of the roof vents? It’s looks kind of sloppy like Stevie Wonder did the work when they installed the roof.

[Zeneta]

I was going to post that “Flex seal” stuff as a joke.

Does it actually work?

[Mears]

I’d get a second inspection done.

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[Blue Highway]

The inspector was in the attic and had a thermal imaging camera and no signs of leaking, mold or water intrusion.

[Glad2bnuts]

Where are you located? Find a painter, as they have experience with fixing these things as they occasionally have to walk on tile roofs and then have to repair cracked and broken tiles from a misstep or two. A roofer would be inexpensive, a roofing company may want to “stick it to you”. The going rate for roofing companies is very high.

[moovova]

Another question.

Are you buying the house to flip, or to keep?

If you’re keeping the house, you’re the one that will deal with future issues if shortcuts are taken in the repairs.

If you’re flipping the home, there’s another inspection in your near future...by the new buyer.

[Shimmer1]

You either did buy the house already or you didn’t. Which one is it?

[9thLife]

Well...I'm not a big "goop on the roof" kind of person, and I don't know what "Flex Seal" is. I am not in the family business, but I come from generations of roofers who do things old-school.

Now that I look at it, it appears that some after-installation stuff was thrown around the vent. I can't tell if that one tile there can be slid back up into place. If so, that's what I'd do, and a little adhesive underneath it to keep it snug.

Either way, recall that the purpose of the mortar isn't to seal the roof, it's to keep the concrete work in place.

If you decide to call roofer, I'd suggest getting referrals from the neighbors -- not Angie's List. Yellow Pages is hit-or-miss.

The pictures suggest cosmetic work, an easy morning kind of thing for a professional. You don't need to seal them, if they try to sell you that (an no roofer would).