Tile Roofs in AZ: What Really Wears Out (and When)

Tile Roofs in Arizona: The Two-Minute Guide

The gist:
Most AZ tile roofs go 20–30 years. The tiles usually survive. It’s the underlayment and flashings underneath that fail first. That’s the costly part. Regular inspections mean fewer surprises.

What actually fails

Underlayment dries, cracks, or tears, especially at valleys and penetrations

Flashings or valley metal lift or corrode

Broken or slipped tiles expose felt and accelerate damage

When to inspect

Baseline at year 10–12

Every 2–3 years after year 15

After big wind, monsoon, or hail events

Repair vs. “lift and relay”

Repair: replace broken tiles, re-seat flashings, patch small areas

Lift and relay: remove tiles, install new underlayment and flashings, replace any damaged wood, then re-install tiles

Common around the 20–30 year mark

What drives cost
Roof size and pitch, number of valleys and penetrations, clay vs. concrete tile, wood replacement, and the underlayment spec and warranty.

Seller tip
A recent roof report with photos helps appraisals and keeps escrow smooth. If underlayment is near end of life, address it before listing or price accordingly.

Need a roof check? Reply with your address and roof age if known. I’ll connect you with a vetted AZ roofer and outline next steps.

Sarah Luzi, your local real estate expert in Arizona
Designated Broker, Tyche Real Estate 480-227-3693