Concrete tile and pipe boot leaks often occur where the roof penetrations, like plumbing vents or exhaust pipes, meet the roof surface. This is usually because the pipe boot’s flashing or rubber seal has aged, cracked, or become brittle over time from constant sun exposure and weather changes. Water then seeps underneath the flashing or through gaps in the concrete tiles around the pipe. Another common cause is improper installation or movement caused by roof settling. Since concrete tiles are heavy and rigid, if they shift or crack near a pipe boot, water can find its way through these weak spots into your home. Poor roofing underlayment or deteriorated sealants beneath the tiles can also worsen leaks.
A simple DIY check involves carefully inspecting the area around pipe boots for cracked rubber collars or broken tiles. Look for debris buildup or gaps, and feel for any softness or dampness under the roof tiles just after rain. While DIY can reveal visible cracks or missing sealant, it’s best to call a roofer if you spot damaged flashing or suspect leaks under tiles. When hiring a contractor, ask if they will remove tiles carefully to inspect and reseal or replace the flashing and whether they use quality pipe boots with UV-resistant rubber to ensure longevity. Also, confirm they check the roof underlayment for water barriers near penetrations and if their work comes with a warranty covering both labor and materials to protect your investment.