Can flashing be replaced without tearing off the tile roof?

Yes. The tile around the wall, pipe or skylight is lifted and stacked, the old metal and the underlayment around it come out, new flashing goes in, and the tile is reset. Florida code doesn't allow cracked tile back on the roof, so plan on a few new or matched tiles.

What is a lead boot on a tile roof?

It's the lead skirt around a plumbing vent pipe. The FRSA-TRI manual calls for a skirt with at least an 18 x 18-inch base woven into the tile courses, lead of at least 2.5 pounds per square foot, and the pipe ending at least 2 inches above the tile next to it.

Can old flashing be reused when tile is re-laid?

Not if it's rusted, damaged or deteriorated. The Florida Building Code bars reinstalling worn vent flashing, metal edgings and counterflashing on a reroof. Sound metal can stay, but ask the roofer to show you its condition with the tile off before agreeing to keep it.

Tile Roof Flashing Repair in Pompano Beach, FL

Typical cost: HomeGuide's tile repair guide puts damaged flashing at about $200 to $1,700 nationally; its general guide gives $200 to $500 for a vent pipe and $150 to $500 around a skylight.
Lead pipe flashing: the HVHZ code requires lead weighing at least 2.5 pounds per square foot, with flanges of 4 inches or more.
Wall metal: the FRSA-TRI manual calls for at least a 4 x 4-inch "L" flashing where tile meets a wall, or 5 x 6 inches for pre-formed metal with edge returns.
Counterflashing: turned down at least 3 inches over the base flashing and side-lapped 4 inches.

When a leak traces back to metal, Pompano Tile Roofing refers the job to an independent roofer who can lift the tile around it and replace what's underneath. Tile roof flashing repair covers the metal at walls, pipes, vents, chimneys and skylights, and at the joint where a tile slope meets a flat roof.

Tile Roof Flashing Repair by Where the Metal Sits

L-shaped metal flashing along the base of a stucco wall where a concrete S-tile roof slope meets a second-story wall

Headwall and Sidewall Flashing

Where a tile slope runs into a stucco wall, an "L" of metal lies on the underlayment and turns up the wall, and a counterflashing above it covers its top edge. HVHZ code lets that counterflashing be built into the wall, set in a reglet or applied as stucco-type metal. The manual has the tile cut to sit within 1 inch of the finished wall. Where wall flashing ends at an eave, it should run at least 1 inch past the eave with a cut "kicker" that throws water away from the wall. Stucco may have to be cut back to replace counterflashing, so ask whether patching and painting the wall is in the price.

Lead skirt flashing around a plumbing vent pipe woven into rows of terracotta concrete S-tile

Pipe and Vent Penetrations

Plumbing vents, exhaust stacks and attic vents all pierce the tile. HVHZ code requires pipes to be flashed with an approved lead sleeve, a pitch pan or another method in the system's product approval. On pipes, the manual's pre-formed option is a lead or flexible skirt that weaves into the tile courses. HomeGuide's national figures put vent pipe flashing repairs at about $200 to $500.

Lead weight: at least 2.5 pounds per square foot
Flanges: at least 4 inches
Skirt base: at least 18 x 18 inches
Pipe height: at least 2 inches above the nearest finished tile

Curb-mounted skylight on a clay barrel tile roof with metal flashing wrapped around the curb

Chimney and Skylight Flashing

The manual has chimneys and curb-mounted skylights flashed with the same procedures as the rest of the roof's flashing. For self-curbing or prefabricated skylights the manual defers to the skylight maker's instructions, so ask which brand and model you have before the roofer orders parts. HomeGuide's guide puts skylight flashing repair at roughly $150 to $500 and chimney flashing repair at $200 to $850. If the skylight itself is cracked or fogged, that's a separate replacement price.

Edge where a concrete tile slope drains onto a low flat roof over a back porch, metal flashing along the joint

Tile-to-Flat-Roof Transitions

Some homes have a flat porch, carport or addition tucked against a tile slope, with flashed metal along the joint between the two. The Florida Building Code's general roofing section calls for flashing wherever a roof changes slope or direction. The repair sits on the tile side: the bottom courses come up, the metal and underlayment at the transition are replaced, and the tile goes back. Ask whether the flat roof's membrane will be opened to tie the new metal in, and who is responsible for that side.

Gloved hands setting a new clay barrel tile onto foam adhesive paddies over underlayment

Why Pompano Beach homeowners call Pompano Tile Roofing

Free to call, free to request a quote
One independent local tile roofer per request, not a bidding list
Ask for tear-off, underlayment, deck repair and permit on one written price
Your details go only to the roofer handling your request

What to Ask Before Flashing Is Replaced

New metal where the old is worn
The Florida Building Code bars reinstalling rusted, damaged or deteriorated vent flashing, metal edgings and counterflashing.
What the metal is
Ask for the metal type and gauge in writing; HVHZ code sets minimums for steel, copper, aluminum and lead, and the valley page lists them.
Laps and sealant
The manual laps optional counterflashing at least 2-1/2 inches over the wall flashing and laps its joints 6 inches; HVHZ code side-laps counterflashing 4 inches. Ask how the joints will be sealed.
Paint
The manual allows color-matched paint on metal flashing. Ask whether it's included if bare metal will show against the stucco.
The permit
Flashing is roofing work, and HVHZ code requires a permit for roof repairs; tile roof replacement covers how that works.

If you aren't sure the flashing is the source, start with tile roof leak repair.