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Tile roofing

Tile Roof Lift and Relay: Can You Reuse Your Tile and Save Money?

A tile roof lift and relay means carefully lifting the existing tile, replacing the underlayment and most flashings, then laying the good tile back. Florida's code does not allow cracked or broken tile to go back on. Eagle Roofing says it costs about 20 percent less than replacement, but breakage and labor often shrink the savings.

By Josh Hildebrand, owner of Coastline Roofing · Florida license CCC1331076 ·

Your tile may be fine while the roof under it is not. Here is how a lift and relay works, what can go wrong, and how to tell if it is worth it.

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The basics

What is a tile roof lift and relay?

A lift and relay means taking up your existing tile, replacing what is under it, then laying the good tile back. Cracked or broken tile cannot go back on.

Eagle Roofing, a concrete tile maker, describes a lift and re-lay as the careful removal and preservation of the existing roof tiles. It typically includes complete replacement of the underlayment (the waterproof layer under the tile) and most of the flashings (the metal pieces at edges, walls and valleys). Then the tile goes back.

Homeowners ask about it for one reason: the tile still looks good, but the layer under it is worn. Tile roofs are expensive, so reusing tile sounds like a smart way to save money. Sometimes it is. Often the savings are smaller than people expect, and this page shows why.

Who it fits: owners of older tile roofs with mostly sound tile and a leak, a stain or an aging underlayment. When it comes up: after a leak diagnosis, when buying an older home, or after a storm. Where it matters: anywhere in Florida with an older tile roof. Who does it: a roofer with tile experience and a Florida license, with the building department inspecting. If you want the underlayment side explained first, read tile roof underlayment replacement.

Wondering if your tile is worth keeping?

Josh usually flies a drone over a tile roof first, so the photo report can show cracked tile, slipped tile and worn edges before anyone makes a plan. Coastline Roofing works all over Florida (license CCC1331076).

Call (941) 896-7793 or text your town and a photo.

When it makes sense

When does a lift and relay make sense?

It works best when the tile is the good part of the roof and the underlayment is the problem.

Most of the tile is sound

Eagle says the choice depends on how much tile is broken and the condition of the parts under it. If only a small share of tile is cracked, reuse is more likely to pay off. Heavy cracking changes the math.

The profile is still made

Eagle says full replacement may be better if the maker is gone or has discontinued your profile or color. If a match still exists, replacing the few broken tiles is easier. See what to do when tile is discontinued.

The leak is under the tile, not in it

If the water is getting past worn underlayment or old flashings, the tile does not need to change. A roof leak diagnosis tells you where the water goes in. Our page on finding where a roof leaks can help.

The roof was attached with mortar

Eagle says a lift and re-lay may be an option for roofs installed before the code required full mechanical or adhesive attachment. Those mortar set roofs did worst in hurricanes, so relaying is a chance to attach the tile better.

The frame already carries tile

Tile is heavy, and the TRI Alliance says the roof structure must support it. A home that has carried tile for years has already proved the framing can, though a roofer should still check the deck.

You want the same look

Replacement tile can look patchy beside weathered tile, Eagle warns. Reusing the existing tile keeps the roof's weathered color. The FRSA describes harvesting tile from a back slope to repair the street side.

The real cost

Does a lift and relay really save money?

Eagle says about 20 percent less than a full tile replacement, but adds that in most cases you will not save on labor. Breakage and new parts eat into it.

That 20 percent figure is from a tile maker, so treat it as a rule of thumb and not a quote. Here is why the saving is limited. Removing tile by hand and stacking it takes time. Prying up good tile can stress the nail holes and put hairline cracks in it, Eagle warns, and each cracked tile has to be replaced. Rusted or damaged flashings, vents and metal edgings cannot be reused, the Florida code says. New underlayment, new flashings and a roof deck check all cost money in either path.

We do not quote prices on this page. Our tile roof cost guide and our page on what a roofing square price includes show what a fair quote lists.

Lift and relay compared with a full tile replacement
QuestionLift and relayFull tile replacement
TileExisting good tile reused, broken tile swappedAll new tile
Underlayment and flashingsReplaced (Eagle)Replaced
LaborCareful hand removal and sorting. Eagle says labor is often not savedTear off and haul away. JLC says old tile is usually recycled
LookWeathered color, possible mismatch where tile was replacedUniform new color and profile
Best fitSound tile and a worn underlaymentHeavy cracking or a discontinued profile

Ask for the tile count

Ask the roofer to estimate how many tiles are cracked and how many extra tiles will be needed. That number tells you whether reuse still makes sense before the work starts.

How it works

What are the steps in a tile roof lift and relay?

The roofer inspects first, lifts tile in sections, inspects each tile, replaces the layers under it and reinstalls with an approved attachment method.

  1. Inspect the whole roof

    A tile roofer looks at the tile, hips, ridges, eaves and flashings. Josh usually flies a drone over a tile roof first so no one has to walk on it. Walking can break tile, so read walking on a tile roof.

  2. Lift the tile in sections

    Tile comes up by hand and is stacked, never dumped. The Journal of Light Construction describes old concrete tile as often soft and fragile and set in mortar, which makes it easy to remove and also easy to break.

  3. Sort every tile

    Florida's Existing Building Code 706.5, as quoted in a Florida Building Commission analysis, says damaged, cracked or broken tile shall not be reinstalled. Good tile is kept. Bad tile is replaced with a matching one.

  4. Replace the underlayment and flashings

    The old layers come off to the deck, rusted or damaged flashings are replaced and the deck is checked. The FRSA says new or harvested tile should not be installed over compromised underlayment.

  5. Reinstall with a code approved attachment

    The FRSA-TRI manual lists mechanical fasteners, adhesive set (foam) and mortar as ways to secure field tile, with rules on fastener lengths and foam approvals. It also says staples cannot be used with adhesive set systems. Read foam set versus mortar set before you agree to a method.

  6. Finish hips, ridges and eaves

    These edge tiles lift first in strong wind, the Florida Division of Emergency Management notes. They are worth doing right, with a ridge board or other anchor in place and not only a bead of mortar.

Rules and risks

What rules apply to reusing tile in Florida?

Reused tile has to be sound and the same kind in material and profile. Local permits and the 25 percent rule can also apply.

The reuse rule comes from the Florida Existing Building Code. As revised for the 2020 code, Section 706.5 allows existing or salvaged slate, clay or concrete tile to be reinstalled or reused to repair an existing tile roof, but salvaged tile must be of like kind in both material and profile. Damaged, cracked or broken tile must not be reinstalled. A Florida Building Commission staff analysis also says used tile that meets current code for new material can be used for repairs if the building official approves it.

The 25 percent rule is the other thing to ask about. Florida Statute 553.844 and the Existing Building Code limit how much of a roof can be repaired, replaced or recovered in a year before more of the roof has to meet current code. A county building department decides how it applies to your roof, so ask before work begins. Our guides on partial roof replacement and the Florida Building Code for roofing explain the basics.

There is one more risk. Eagle warns that tile can crack as it is pried up, so plan on some extra tile in the order. If the whole roof cracks as it comes up, the plan changes to a full replacement, and a good roofer tells you that early.

General information, not legal advice

This is general information, not legal advice. Your county building department makes the final call on permits and code questions for your home.

Reviews

What homeowners say about working with Coastline

★★★★★
"From beginning to end the roof was done in 2 days. One night the crew stayed until 8:00. Each evening before leaving the crew ensured the yard was cleaned. We are so happy, and our roof is beautiful!"
Sharon T.Roof replacement
★★★★★
"Russell was great to work with. He was prompt in coming out to assess our roof and very knowledgeable. ... The job was complete in 2 days once work began."
Bryan S.Roof replacement
★★★★★
"Josh was especially amazing. He was professional, patient, and took the time to explain everything clearly so I felt comfortable and informed throughout the entire process. You can tell he genuinely cares about his customers and takes pride in his work."
Madison T.Roofing customer
Keep reading

Related guides

Tile Roofing

Tile roof repair and replacement in Palmetto and nearby counties.

See our tile roofing →

Tile Roof Underlayment Replacement

What the layer under your tile does and how replacement works.

Read about underlayment →

Matching Discontinued Roof Tiles

What to do when the tile on your roof is no longer made.

See your options →

Also see cracked tile: repair or replace and how a tile roof replacement works.

FAQ

More questions

How much tile breaks during a lift and relay?

No source gives a firm number, because it depends on the age and brand of the tile. Eagle Roofing warns that prying up good tile can cause hairline cracks around nail holes, and Florida's code bars reusing cracked tile. Ask your roofer to estimate broken tile and order extra before work starts.

Is a lift and relay allowed under Florida code?

Yes, with conditions. Section 706.5 of the Existing Building Code, as revised for 2020, allows existing tile to be reinstalled if it is sound, and salvaged tile for repairs must match in material and profile. Permits and the 25 percent rule can still apply, so ask your building department.

Can I reuse tile from a roof that was mortar set?

Often yes, if the tile is sound, but the way it goes back should be reviewed. Mortar set roofs did worst after Hurricane Charley, according to FEMA findings reported by JLC. The FRSA-TRI manual covers mechanical, foam and mortar attachment. A roofer can explain which one fits.

How long does a lift and relay take?

We found no published timeline, and it depends on roof size, tile type and weather. It is hands-on work because tile comes up by hand and is sorted piece by piece. Eagle says labor is usually not saved. Ask for a written schedule and a rain plan before the job starts.

Will new tiles match my old ones?

Often not exactly. Eagle says replacement tile can look patchy next to weathered tile, and the FRSA says contractors may color-coat repaired tile or harvest tile from a back slope for the street side. If the profile is no longer made, a third-party copy may be an option.

Sources

  1. Eagle Roofing: FAQ, what is a lift and re-lay and is it an option for me
  2. Florida Building Commission: Declaratory Statement DS 2020-022 staff analysis (Existing Building Code 706.1.1 and 706.5)
  3. FRSA (Florida Roof magazine): Post-storm considerations for repairing damaged concrete and clay tile (Nov. 2022)
  4. Journal of Light Construction: Reroofing With Concrete Tile
  5. Journal of Light Construction: Tile Roofs for Hurricane Zones (FEMA Charley findings)
  6. FRSA and TRI Alliance: Florida High Wind Concrete and Clay Tile Installation Manual, 7th Edition (12/31/2023)
  7. Florida Division of Emergency Management: Tile roofs guidance for homeowners
  8. Tile Roofing Industry Alliance: Why weight matters
  9. Florida Senate: Florida Statutes 553.844, windstorm loss mitigation (25 percent rule, secondary water barrier)
  10. FRSA (Florida Roof magazine): When reroofing, the choice to recover or replace may not be yours (Feb. 2022)

Find out if your tile is worth keeping

Coastline can inspect your tile roof and send a written photo report that shows what is cracked, slipped or worn, so you can compare reusing tile with replacing it.

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