Across five Delray Beach tile roofs we inspected and documented between September 2023 and August 2026, none of the written plans called for a new roof, and four of the five leaks were in a valley or another high-water-flow section. The tile is rarely the problem. What wears out is what sits under and around it, so a documented inspection decides between a targeted repair and anything bigger.
- Five Delray Beach roofs. Five written plans. None called for a full replacement.
- Four of the five leaks were in a valley or high-water-flow section of the roof.
- The tile itself is rarely the failure point — underlayment, flashing and mortar wear out first.
- A proper inspection lifts tiles to see the underlayment; a surface-only walk is not enough.
- Our roof inspections across Palm Beach County, Delray Beach included, are free and include a written summary with photos.
What the Five Delray Beach Reports Showed
Between September 22, 2023 and August 1, 2026, we documented five tile roofs in Delray Beach ZIP codes 33445, 33446 and 33484. Each roof got written findings with dated photos. Five roofs. Five written plans. None called for a new roof.
Four of the five had their primary leak in a valley or another section of the roof where water volume is highest. In general terms, a roof valley is where two roof slopes meet, so it carries the water from both. That is why valleys and other high-water-flow sections see the most wear on the underlayment and flashing beneath the tile, and why the leaks we found sat there and not across the whole roof.
If your tile roof in Delray Beach is leaking (our tile roof repair page covers how we handle it), the question is not automatically whether you need a new roof. The question is where the water is entering and what the components beneath the tile look like. Those are inspection questions, not age questions.
Properly installed concrete and clay tile usually outlasts the underlayment and flashing beneath it. We assess the underlayment’s condition before recommending repairs, a rebuild or replacement. A tile that looks intact from the ground can be sitting on underlayment that has failed — and you won’t know until you lift it.
From Our Case Files: Two Delray Beach Roofs
Barletta Winds Point — Targeted Rebuild, Not Replacement
At a Delray Beach property in ZIP code 33446, our inspection dated June 24, 2026 found that the tile roof was largely serviceable. The failure was localized to the high-water-flow areas. Because the rest of the roof was in sound condition, the written plan called for a targeted rebuild of those specific sections rather than a full tear-off and replacement. Full details and photos are in the Barletta Winds Point case study.
Canoe Shore Way — Aerial to Deck, Repair-First Plan
An inspection at a Delray Beach property in ZIP code 33484, documented September 22, 2023, went from aerial survey down to the deck. It found active moisture, cracked tiles, loose ridge caps and failed vent mortar. Even with that list, the findings led to a repair-first plan, not a replacement. See the full Canoe Shore Way case study for the documented findings and photos.
On both roofs, the plan came from what the inspection found under the tile and wrote down, not from the roof’s age.
Five roofs. Five written plans. None called for a new roof.
Why the Tile Is Rarely the Problem
Homeowners often assume a leaking tile roof means the tile has failed. Properly installed concrete and clay tile usually outlasts the underlayment and flashing beneath it. On the Delray roofs above, what we found was underneath and around the tile: worn underlayment and flashing in the high-water-flow sections, loose ridge caps and failed vent mortar. The tile above can look fine while the layer beneath is failing.
This is why a visual-only inspection from the ground or the surface can’t judge the underlayment. We lift tiles to look at the underlayment directly. We use a moisture meter to trace the leak pathway. When necessary, we go into the attic to confirm where intrusion is occurring. Carl C., writing in a Google review in August 2026, described what he saw: “He not only used a moisture meter to identify the leaks pathway but also went into the attic to confirm the leaks intrusion.” That is the inspection method that produces an accurate written plan.
For anyone considering whether a repair is enough or whether something larger is warranted, our article on whether to repair or replace your roof in 2026 walks through that decision.
What a Documented Inspection Checks
When we inspect a tile roof in Delray Beach, the inspection is not a quick surface scan. The process includes:
- Aerial review to identify visible cracking, displacement, or surface anomalies
- Physical inspection at deck level, including lifting tiles to examine underlayment condition directly
- Moisture meter readings to trace active leak pathways
- Attic inspection where accessible to confirm intrusion location
- Assessment of valleys, ridge caps, vent mortar, flashing and all penetrations
- Dated photographs of every finding
- A written summary of condition and repair scope
Chris E., in a May 2025 Google review, described the process: “The company scanned the roof, send photos from their drone, discussed the work that would be done…” Lucia B., a Delray Beach homeowner who returned to us for a second project, wrote in October 2025: “I purchased a home in Delray Beach that had roof tiles that needed repairing. Mike was quick to respond and had his guys out right away.” Both reviews are on our Google reviews page.
Our roof inspections across Palm Beach County are free and include a written summary with photos. We quote after the inspection, not before it.
For timing between inspections, see our guide on how often you should have your roof inspected.
What to Do If Your Delray Beach Tile Roof Is Leaking
Call (561) 856-5060 or book a free inspection. If you are seeing water stains on a ceiling or displaced tiles after a storm, the next step is an inspection that goes below the tile and ends in a written plan. Not sure how urgent it is? Here are 7 signs your roof leak needs immediate attention.
Mike McGilvary Roofing, Inc. is a Florida Certified Roofing Contractor (CCC1331721). The McGilvary family has been licensed since 1974; Mike McGilvary Roofing, Inc. was established in 2018. Rated 5.0 across 600+ Google reviews, and the phone, (561) 856-5060, is answered 24/7. Our Delray Beach roof repair page has more on how we work in this area.
Frequently Asked Questions
Does a leaking tile roof always mean I need a full replacement?
Not necessarily. Across five Delray Beach tile roofs we inspected between 2023 and 2026, none of the written plans called for a full replacement. Whether a repair or targeted rebuild is sufficient depends on what the inspection finds beneath the tile — the underlayment, flashing and mortar condition are the deciding factors.
Where do tile roof leaks usually start?
In our Delray Beach inspection records, four of five active leaks were in a valley or another high-water-flow section. Valleys carry water from two roof slopes simultaneously, putting the most stress on underlayment and flashing. That is where we found them, not spread across the whole roof.
What does a tile roof inspection actually involve?
A thorough inspection lifts tiles to examine the underlayment directly, uses a moisture meter to trace leak pathways, and includes an attic check where accessible. It produces dated photographs and a written summary of condition and repair scope. A surface-only walk cannot accurately assess underlayment condition.
How much does a tile roof inspection in Delray Beach cost?
Our inspections across Palm Beach County are free and include a written summary with photos. Every roof is different, so we quote after the inspection, not before it.
Leaking tile roof in Delray Beach? Start with a free inspection.
We inspect first, lift the tile, and put every finding in writing with dated photos.
About Mike McGilvary Roofing, Inc.
Preservation-first roofing. Inspect first, document properly, preserve when possible, certify when appropriate, replace only when truly necessary. Visit mmroofrepair.com →