Tile roof repair, reset, and replacement in Westlake Village.
Median home in Westlake Village was built in 1975, in the years when whole tracts went up with tile over felt. That felt is the age of the house. The tile can usually come off and go back on over new underlayment.
CSLB Lic. #1137536 (C-39) · Licensed · Bonded · Insured · 5.0★ on Google, 72 reviews
What's true about Westlake Village roofs before we ever get on one.
Public records, not sales copy. Each line links to where it comes from.
- Housing. Median year built for housing in Westlake Village is 1975. About 61% of it went up before 1980. Single-family homes are 87% of the units. U.S. Census, ACS 2024 5-year
- Permits. City of Westlake Village Building & Safety (plan check and inspection contracted to LA County). We pull the permit and pass the fee through at cost. department page
- Fire zone. Westlake Village is largely in a Very High Fire Hazard Severity Zone on CAL FIRE's 2025 maps, so the building code requires a Class A roof assembly and ember-resistant construction; building & safety is handled by LA County under contract. Confirm your specific parcel. You can check any parcel on the CAL FIRE hazard-zone viewer. CAL FIRE map
- Climate. California Energy Commission Climate Zone 9. The cool-roof rule applies to flat and low-slope sections only; a pitched tile roof is exempt here. CEC Title 24
- HOAs. Every neighborhood in the city except Southridge Trails has a homeowner association with its own CC&Rs, per the City of Westlake Village. On a tile roof that means an architectural approval step for color and profile before the job starts. City of Westlake Village FAQ
Lift-and-relay, or a new roof.
One thing decides it more than anything: what kind of tile you have.
Two-piece clay barrel tile set in mortar, the older mission style, we generally don't try to relay. It's brittle, and with mortar between the pieces there's no way to lift it without breaking most of it. If that roof has a serious leak, the honest answer is a new roof: new tile, shingle, or metal, whichever you prefer.
Most other tile can be lifted and relaid: S-tile, flat concrete, and clay that isn't mortared in. We take the tile off and set it aside, replace damaged wood, install new peel-and-stick underlayment, and put your original tile back.
What to expect: some tiles break during removal. We replace them with new ones matched as closely as we can, but new tile next to old tile won't match perfectly. It's close, not identical, and we say that up front.
Your tile, off and back on, with new underlayment between.
We take the tile off and set it aside, replace damaged wood, install new peel-and-stick underlayment, and put your original tile back. Every stage is photographed by drone, so you see the deck before the tile goes back on.
See more before-and-after drone photosWhat's in writing before we start.
A 10-year workmanship warranty from me, in writing. The manufacturer's warranty on the materials runs 10 to 50 years depending on what goes on your roof; I tell you which applies before you sign. The agreement covers up to 10% wood replacement, with the per-sheet price written in for anything over. California caps the deposit at $1,000 or 10%, whichever is less, and you get three business days to cancel.
Two tile questions we hear in Westlake Village.
Will the replacement tiles match my old ones?
Close, not identical. Some tiles break during removal. We replace them with new ones matched as closely as we can, but new tile next to old tile won't match perfectly, and we say that up front.
My tile roof is leaking. Do I need a new roof?
Usually not. Most tile leaks start at a broken tile or a pipe sealed with mastic, with old felt underneath letting the water through. If the tile can be lifted, the fix is new underlayment and your original tile back on. The exception is mortar-set clay barrel tile, which can't be relaid without breaking most of it; a serious leak there means a new roof.
Book your free tile roof inspection in Westlake Village.
We come out, walk the roof where it can be walked, fly the drone over the rest, and send you a written assessment. No pressure, and no surprises.
CSLB Lic. #1137536 · C-39 Roofing · Bonded · Insured
Financing available for qualified homeowners
You don't have to pay for a roof all at once. Financing is available for qualified homeowners, subject to qualification. Written itemized pricing first, financing second. If your re-roof needs a Title 24 cool-roof product, it may also qualify for PACE-style energy financing. Ask us and we'll confirm what applies to your property. How roof financing works in Los Angeles