Concrete interlocking tiles are everywhere in the South East. They’re on post-war estates, in the new towns such as Crawley, Harlow, Stevenage, Basildon, Hemel Hempstead, Hatfield and Bracknell, and across Milton Keynes. They were also used to re-roof many older houses that started life with slate or clay.
They’re heavy and sturdy, and they commonly last 50 years or more. This guide explains how they age, the faults we see and what to look for.
How concrete tiles age
A new concrete tile has a smooth, coloured surface. Over the years that surface wears away. The colour fades, the face gets rougher and moss and lichen take hold more easily. That on its own is mostly cosmetic.
What matters more is whether the tiles are still sound and well fixed. Concrete tiles can crack, especially if they’ve been walked on, and the edges can erode where water runs off. Because they interlock, a cracked or missing tile can be hard to spot from the ground.
Low pitches and post-war roofs
Many post-war homes have low-pitched roofs. Interlocking tiles allow lower pitches than plain tiles, but there’s less room for error. If the pitch is too low for the tile used, wind-driven rain can be pushed up under the tiles. Signs include damp on the underlay, staining on loft timbers and wet insulation, often near the eaves.
These homes also often have flat-roofed garages, porches and extensions. Those flat roofs may be older felt finishes. Our guide to flat roof problems covers what to look for.
Ridges, hips and verges
Many problems on concrete tile roofs aren’t the tiles at all. Ridge and hip tiles on older roofs are usually bedded in mortar. That mortar cracks and washes out, and ridge tiles can then work loose in wind. Verges, the edges at the gable ends, are also often mortar-bedded and suffer in the same way. Newer roofs may use dry-fix systems with clips and caps instead.
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Re-roofed older houses
Some older houses were re-roofed in concrete tiles in place of slate. Concrete tiles are much heavier than slate, so on some houses the roof timbers carry more weight than they were built for. Signs to look for include a sagging ridge line or dips across the slopes. A survey records what can be seen. If we think the structure needs proper assessment, we’ll say a structural engineer should look at it.
Tired or failing?
A tired concrete tile roof looks faded and mossy but has sound, well-fixed tiles and a dry roof space. A failing one shows signs such as:
- slipped, cracked or missing tiles in several places
- loose or missing ridge and hip tiles
- broken mortar at the verges
- damp, torn or sagging underlay in the loft
- wet patches on loft timbers or insulation.
Our guide to roof lifespans explains how materials compare.
What a survey can tell you
A roof survey looks at the tiles, ridges, hips, verges, valleys, flashings, gutters and the roof space where there’s safe access. If you’re buying a post-war home, a pre-purchase roof survey gives you a clear picture before you exchange.
Quick answers
Should I clean or coat faded concrete tiles?
Fading is mostly cosmetic. Pressure washing and walking on tiles can cause damage. Get the condition checked before paying for cleaning or coatings.
Why is my loft damp under a concrete tile roof?
It could be rain getting past the tiles, condensation, or both. Our guide on condensation or a roof leak explains how to tell.
Do concrete tiles last as long as slate?
Usually not. Checkatrade gives natural slate 100 years or more, while clay and concrete tiles commonly last 50 years or more.
Related services
More advice
- How Long Does a Roof Last? Slate, Tile, Flat
- Condensation or a Roof Leak? How to Tell
- Moss on Roofs: Harmless or a Problem?
- Flat Roof Problems: Ponding, Blisters and Splits
- 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.