20-30 Minute Assessment

Tile Roof

Tile does especially well in hot climates prone to short bursts of heavy rain. While it resists fire and insects, impacts or pressure can crack it. Moss and lichen might grow on it.

Fasteners like nails, wire, or glue often wear out before the tiles themselves. Also, since tile is extremely heavy, it’s important to maintain strong structural support.


Every spring and after storms

Repair and replacement costs

Typical Costs

  • Repair: $900 – $2,300
  • Replace: $7,900 – $23,000

Life span


100+ years

Steps to Assessing Your Tile Roof


Step 1: Look for cracked, gapped, missing, or loose tiles. Loose tiles often appear near the roof’s ridges and valleys and can lead to damage from the elements.


Step 2: Inspect the flashing. You’ll see it where the roof meets things like chimneys, vents, and skylights. Look for corrosion, holes, cracks, missing sealant, and gaps. Address any issues immediately.


Step 3: Some discoloration can be normal, but chalky or white patches (efflorescence) may indicate water absorption and aging.


Step 4: Remove anything growing on your roof. Moss, lichen, mold, and vines can damage it.


Step 5: Inside, check for cracked drywall, windows or doors that don’t open or close smoothly, and cracked, bent, or bowed rafters in your attic. These issues could suggest a structural problem connected to the weight of your tile roof. Have a professional take look.