Across Kent, Sussex and Surrey, the area known as the Weald, older houses are often roofed in handmade clay tiles. Many walls are hung with tiles too. Some buildings still have Kent peg tiles, hung on oak or chestnut pegs. You’ll also find oast houses in Kent and East Sussex, timber-framed Wealden hall houses and, on some old buildings in Sussex and Surrey, heavy Horsham stone slab roofs.
These roofs are part of the character of the area. This guide explains how they’re built, how they age and what a roof survey looks at.
Handmade clay tiles
Handmade clay plain tiles have a slight curve and a varied colour that machine-made tiles don’t quite match. Clay tiles commonly last 50 years or more, and good handmade tiles on a well-kept roof can last much longer. As with slate, the fixings and the underlay often fail before the tiles themselves.
Clay tiles can flake or crumble over time, especially where they stay wet through cold, frosty spells. This is often called spalling. A few spalled tiles are normal on an old roof. Large areas of soft or delaminating tiles suggest water is sitting on the roof, or that the tiles are reaching the end of their life.
Kent peg tiles
A peg tile has two holes near the top. Traditionally a wooden peg was pushed through and the tile hung over a batten. Later, nails were often used instead. Peg tiles have no nibs, so the peg or nail is all that holds each one.
When pegs rot or nails corrode, tiles slip out of line. Wooden pegs can also be eaten or simply perish with age. Over the years many peg-tile roofs have been patched with different tiles, which can make the roof uneven. A survey notes how the tiles are held, where slips are happening and whether the pattern looks local or roof-wide.
Tile-hanging on walls
Tile-hung walls, usually on upper storeys, are common in the Weald. Tiles are fixed to battens on the wall, sometimes over timber framing. Problems to look for include slipped or missing tiles, gaps at corners and around windows, and damp timber behind. Because tile-hanging protects the wall behind it, a gap can let water into a timber frame for some time before anyone notices.
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Oast houses, hall houses and Horsham stone
Oast houses have round or square kilns with steep, conical roofs, often topped with a timber cowl. The steep pitch and the curve make tiles hard to set and hard to inspect without a drone. Wealden hall houses have large, steep tiled roofs over timber frames, often with hips and later alterations.
Horsham stone slabs are very heavy, so the roof structure under them matters as much as the stone. Missing or slipped slabs, sagging slopes and damaged ridges are worth recording. Many of these buildings are listed or in conservation areas. See our guide to roofs on listed buildings and in conservation areas.
What to check
From the ground, with binoculars, look for:
- tiles out of line, missing or broken
- crumbling or flaking tiles in one area
- loose ridge or hip tiles
- gaps in tile-hanging around windows and corners
- moss build-up in valleys and gutters.
Inside, from the loft with care, look for daylight through the tiles, damp timbers or dust and debris on the insulation.
How we survey these roofs
A roof survey covers the tiles, ridges, hips, valleys, flashings, chimneys, tile-hanging we can see and the roof space where there’s safe access. On steep oast roofs and large hall house roofs, a drone is often the safest way to get close-up photos. We don’t walk on fragile old tiles. The report explains what we found and what should be looked at first.
Quick answers
Can I replace broken peg tiles with modern ones?
Matching matters on old roofs, and on listed buildings or in conservation areas you may need permission. Check with your council before changing materials.
Are moss and lichen on clay tiles a problem?
Light growth is common and often harmless. Heavy moss can hold water and block gutters. See our guide to moss on roofs.
Do you inspect thatched or Horsham stone roofs?
We inspect what can be seen safely and record its condition. Thatch and stone slabs are specialist materials, and we’ll say if a specialist should look further.
Related services
More advice
- Roofs on Listed Buildings and in Conservation Areas
- How Long Does a Roof Last? Slate, Tile, Flat
- Moss on Roofs: Harmless or a Problem?
- Slipped Slates and Nail Fatigue Explained
- All advice
This guide is general information about roofs and roof surveys. It isn’t legal, insurance or structural engineering advice; for those, speak to a suitably qualified professional.