Your tile can last 50+ years. But without proper flashings, correct foam adhesive application, and verified installation, your roof will fail in half that time. We're the dual-licensed contractor that documents everything — and physically verifies foam adhesive quality on every job.
Tile roofing systems require inspection-based evaluation due to their layered construction and concealed attachment methods. Surface conditions alone are often insufficient to determine underlying failure, water intrusion pathways, or structural risk.
In these situations, a diagnostic roof inspection is necessary to determine whether tile roof repair, partial remediation, or full replacement is technically appropriate. Tile roofing systems throughout South Florida often require professional diagnostic evaluation to assess underlayment condition, attachment integrity, and concealed failure mechanisms before repair or replacement decisions are made. Our Tile Roof Inspection Services in Broward County and Tile Roof Inspection Services in Palm Beach County provide the material-specific technical assessment required for these evaluations.
Here's what most homeowners don't realize: your tile isn't the waterproof layer. The tiles are a "watershed" — they shed most of the water, but not all of it. Water gets under the tiles at every penetration, valley, and wall transition.
That's why proper flashings are essential. Flashings are the metal components that direct water away from vulnerable areas — around pipes, at walls, in valleys, along edges.
The problem? Over 90% of tile roofs in Florida are installed without adequate flashings.
Roofers rely on the underlayment alone to keep water out — but underlayment was never designed to be the primary waterproofing layer. It's your backup, not your first line of defense.
Water flowing under the tiles breaks down the underlayment years before it should. Roofs that could last 50+ years start leaking at 5-7 years and need full replacement by 20-25 years.
Here's something most roofing contractors will never explain to you: the foam adhesive used to attach your tiles is one of the most important factors determining whether your roof survives a major hurricane.
The same tile, on the same house, can be rated for 100 mph winds — or 225 mph winds. The difference? How much foam adhesive is used, the size of each foam patty, and whether it's applied correctly.
Tile installation crews are often paid by the job, not by the quality — so there's incentive to use as little foam as possible. Less foam means faster work and lower material costs. But it means a weaker roof for you.
Your permit specifies exactly what size foam patties are required and how they must be applied. But here's the uncomfortable truth: when the city inspector shows up, they're typically on-site for about five minutes. They watch the crew install a few tiles, check a few boxes, and leave.
Once the inspector is gone, nothing stops the crew from switching back to smaller foam patties or fewer application points. Then the tiles are set, the roof is finished, and the evidence is covered up forever.
You'd never know — unless your roof fails in the next hurricane.
We don't just document our tile installations — we physically verify them.
Our project managers break brand-new installed tiles to check foam adhesive curing and patty size. Not random spot checks at the end. Active verification throughout the job.
Why would we break perfectly good tiles we just installed? Because that's the only way to know for certain. Photos show application — breaking a tile proves performance.
When your roof is finished, you'll have a complete record proving it was installed to spec. If you ever need to file an insurance claim or sell your home, you'll have documentation most homeowners don't.
We believe in raising the standards of our industry. So here's our advice: whoever you hire, request photos of foam adhesive application, ask to see the physical permit with the foam specifications, and hold your roofer accountable.
If they won't show you — ask yourself why.
At All Phase, we install flashings everywhere water concentrates or transitions:
Where two roof slopes meet, water volume is highest. We install proper valley metal — not just underlayment.
Every penetration gets both a base flashing at the underlayment AND a top flashing at the tile level.
The most neglected area on Florida roofs. We install step or pan flashings that extend behind your stucco — not on top of it.
Full step flashing, counter flashing, and cricket installation where needed.
Mechanically fastened, not just mortar-set.
Protecting fascia and directing water into gutters.
Proper integration with both underlayment and tile.
"Installing proper flashings and using the correct foam adhesive adds to the initial cost — but it can double your roof's lifespan and dramatically increase your wind rating. A roof that would fail at 25 years can last 50+ years. A roof rated for 100 mph can be rated for 225 mph. The difference is in the details."
Here's where most tile roof installations go wrong: the roof-to-wall transition.
In South Florida, nearly every home has stucco exterior walls. When your roof meets those walls, proper flashing requires the metal to extend BEHIND the stucco — not just butt up against it.
Most roofing contractors install flashings that terminate at or under the stucco surface. Over time:
Properly addressing a roof-to-wall transition often requires cutting into and repairing the stucco. That's not roofing work — that's general contracting work. And most roofers only hold a roofing license (CCC).
We hold both a General Contractor license (CGC-1526236) AND a Roofing Contractor license (CCC-1331464). When we install or repair a tile roof, we can:
One contractor. Complete solution. No shortcuts at the most critical detail.
We install and service all major tile types — and help you choose the right material for your home, budget, and aesthetic.
Note: Higher water absorption — proper flashings are critical
Best choice for long-term value
All tile types require the same attention to flashings, foam adhesive application, underlayment, and installation detail. The tile material matters — but how it's installed matters more.
The tiles on your roof aren't watertight. They're designed to shed most water, but moisture still gets underneath — especially during Florida's wind-driven rains.
Your underlayment is what actually keeps water out of your home. That's why protecting it is critical.
Without proper flashings, water flows directly onto underlayment instead of staying on top of tiles
Your tile surface can hit 160°F. Without proper ventilation, your attic traps that heat, cooking the underlayment from both sides
Gaps in tile coverage expose underlayment to direct sun, accelerating breakdown
Even with perfect installation, underlayment needs replacement every 20-25 years (tiles can often be reset on new underlayment)
Connection to Building Envelope Philosophy: Chris Porosky, our owner and certified Residential Energy Rater, designed our installation approach based on how heat and moisture actually move through a roof system. It's not just about putting tiles on — it's about engineering a system that lasts.
Broward County is one of only two counties in Florida designated as a High Velocity Hurricane Zone. This means stricter requirements for every aspect of your tile roof:
All tiles must have valid Florida Product Approval or Miami-Dade NOA
HVHZ requires specific mechanical fastening or adhesive systems (mortar-set alone is not sufficient)
Your permit specifies exact foam patty size and application pattern. We verify compliance through physical testing.
We calculate required attachment based on your roof's zones per RAS 127
Minimum 40-mil self-adhered underlayment for single-ply systems
All flashings must meet Chapter 15 (HVHZ) of Florida Building Code
Existing roof decks must be re-nailed to current HVHZ standards during replacement
A tile roof installed to "standard" Florida code may not pass inspection in Broward County. And a roof that passes a 5-minute inspection may not survive a major storm if the crew cut corners after the inspector left. We work in the HVHZ daily, verify our work through physical testing, and build roofs that actually perform.
Complete tear-off and reinstallation with proper flashings, verified foam adhesive application, premium underlayment, and HVHZ-compliant attachment. Full photo documentation included.
Cracked tiles, loose ridge caps, failed flashings, leak diagnosis. We fix the problem — not just the symptom.
When your tiles are still good but your underlayment has failed, we remove tiles, install new underlayment and flashings, and reset your existing tiles.
If your roof was installed without proper flashings, we can add them — extending your roof's life without full replacement.
Our specialty. We cut back stucco, install proper through-wall flashing, and repair the wall finish. Most roofers can't do this.
Comprehensive evaluation of tiles, flashings, underlayment condition, and ventilation. We'll tell you exactly what your roof needs — and what to look for if you get other bids.
Cause: Missing or improperly installed step/pan flashings
Our Fix: Install proper through-wall flashings with stucco integration
Cause: Relying on underlayment alone, no valley metal installed
Our Fix: Install valley flashing that extends under tiles on both sides
Cause: Inadequate foam adhesive — wrong patty size or too few application points
Our Fix: Proper foam application per permit specs, physically verified by project managers
Cause: Foot traffic, thermal expansion, improper fastening, storm damage
Our Fix: Replace damaged tiles with matching profiles; assess if pattern indicates deeper issues
Cause: Mortar-only installation, inadequate fastening
Our Fix: Mechanically fasten with proper ridge flashing; mortar for weather seal only
Cause: Water exposure from missing flashings, thermal shock from poor ventilation
Our Fix: Address root cause (flashings, ventilation), then reset tiles on new underlayment
Cause: Natural calcium deposits from concrete curing
Our Fix: Usually cosmetic and fades over time; can be cleaned if persistent
We install flashings at every penetration, valley, wall, and edge. No shortcuts. No cement patches where metal belongs.
Our project managers physically break cured tiles to verify foam patty size and adhesion. Photos show application — we prove performance.
We photograph foam application, flashings, underlayment — everything that gets covered up. You'll have proof of what's on your roof.
We can address roof-to-wall transitions completely — including cutting and repairing stucco. Most roofers legally can't.
We work in Broward County's High Velocity Hurricane Zone daily. Code compliance isn't a challenge — it's our standard.
We've installed, repaired, and replaced tile roofs across South Florida for two decades. We've seen every problem and solved it.
Boca Raton • Deerfield Beach • Pompano Beach • Fort Lauderdale • Coral Springs • Parkland • Delray Beach • Boynton Beach • West Palm Beach • Lighthouse Point • Hillsboro Beach & surrounding areas
Tile itself can last 50-100 years (clay) or 30-50 years (concrete). However, the underlayment typically needs replacement every 20-25 years — and roofs installed without proper flashings often fail much earlier. With proper flashings, correct foam application, and quality installation, your tile roof should last 50+ years before needing major work.
The vast majority of tile roofs in Florida are installed without adequate flashings. Roofers rely on underlayment alone to keep water out, but that was never its intended purpose. Without flashings directing water away from vulnerable areas, the underlayment breaks down prematurely.
Foam adhesive (polyurethane foam) is used to attach tiles to the roof. The size of each foam patty and the application pattern directly determine your roof's wind rating. The same tile can be rated for 100 mph or 225 mph depending on how much foam is used. Many contractors — especially those using subcontractors — cut corners on foam to save money.
Ask for photos of the foam application during installation, and request to see the physical permit which specifies the required foam patty size. If your roofer won't provide documentation, that's a red flag. City inspectors are typically on-site for only about five minutes — they can't catch everything. We go further: our project managers physically break installed tiles to verify foam patty size and curing.
Clay tiles are more expensive but last longer (50-100 years vs. 30-50), retain color better, and absorb less water. Concrete tiles are more affordable and come in more profile options. Both require the same attention to flashings, foam adhesive, and installation quality.
Often, yes. If your roof was installed without proper flashings but the underlayment is still in decent condition, we can add flashings to extend the roof's life. This is significantly less expensive than full replacement.
When your tiles are still in good condition but your underlayment has failed, we can remove the tiles, install new underlayment and flashings, and reset your existing tiles. This costs less than a full replacement with new tiles.
Properly flashing a tile roof often requires work on the stucco walls — cutting back stucco, installing through-wall flashing, and repairing the finish. That's not roofing work; it's general contracting. Our dual license means we can do it all without subcontractors.
Broward and Miami-Dade counties have the strictest roofing codes in America. Tile attachment methods, foam specifications, product approvals, underlayment standards, and inspection requirements are all more demanding than the rest of Florida. A roof that passes inspection elsewhere may fail here.
Look at the detail areas: where roof meets walls, around pipes and vents, in valleys, around chimneys. If you see cement, caulk, or gaps instead of metal flashings, your roof likely has a problem. We offer free inspections to assess your roof's flashing situation.
Absolutely. Proper installation can double your roof's lifespan — from 25 years to 50+ — and dramatically increase your wind rating. The additional upfront cost is a fraction of what you'd spend on early replacement, water damage repairs, or storm damage claims.
Tile roofs typically range from $15,000 to $50,000+ depending on size, tile type, complexity, and detail work required. Roofs with proper flashings and documented foam application cost more initially but last significantly longer and perform better in storms. Use our free Roof Cost Calculator for an estimate, or schedule an inspection for accurate pricing.
Schedule a free inspection. We'll show you exactly where your roof has proper flashings — and where it doesn't. Whether you hire us or not, you'll leave knowing what to look for and how to hold any roofer accountable.