Tiled roof: What do you need to know?

• Roof tile inspection is often a minimum requirement when purchasing a house
• Lifespan and maintenance of a tiled roof

A roof tile is a roof covering made of baked clay or formed concrete, suitable for use on a sloped roof. Roof tiles can also be installed vertically, for which anchoring is essential. A wooden roof is often covered with a latticework of battens, the size of which matches the tiles, on which the tiles rest with a ridge. The tiles form a continuous whole. Because they overlap and are often fitted with end and side fasteners, a waterproof and windproof structure is created.

• Annual maintenance: Algae and moss love to nest on (older) tiled roofs, especially if there are also leaves from trees near your roof.
• By spending some time on your roof every year to remove all of this, you ensure that your roof remains in good condition for as long as possible.
• The average lifespan of a concrete roof tile is 30 years.
• The average lifespan of a ceramic pan is 50 years.
• In favourable conditions, the lifespan of a pan can be up to 100 years, depending on maintenance.

If there's dirt or moss on the roof, it's usually easy to remove. If the roof tiles are still in good condition, a pressure washer can be used; a garden hose with a brush is also fine.

• To prevent moss from returning quickly, we recommend rinsing the roof with (diluted) chlorine.
• There are also various products available in every hardware store to remove moss or prevent it.
• During the building inspection , extensive attention will of course be paid to the roof finish and underlying structure.

A roof can be covered with concrete tiles , which are pressed from concrete mix and then hardened. Because of their properties, they are also called quick-cover tiles. The tile is factory-applied with a protective layer that protects it from UV radiation, moisture, contamination, and other factors. This layer also gives the tile a certain appearance. If this protective layer wears off or even disappears completely, it needs to be replaced. The tile will then retain moisture, making it very susceptible to moss formation. If moisture freezes, the tiles will quickly break. If the tile is nearing the end of its lifespan, breakage will also occur spontaneously due to material stress and aging.

• In theory, concrete roof tiles have a limited lifespan, depending on maintenance, the location of the roof, and moisture load.
• Periodic cleaning of the tiled roof by a specialist company is recommended.
• It is best not to use a high-pressure sprayer as this may damage the top layer.
• As a preventative measure, the tiled roof can be coated at any time. The tiles are first thoroughly cleaned and then coated with a special paint. After coating, the roof looks brand new and is protected against moss and algae growth for at least ten years. However, you should expect recurring maintenance costs for the tiled roof in the long term.

If your ceramic roof tiles are chipping or the glaze is flaking off, the quality is poor. It's very difficult to estimate when which tiles need replacing. Ceramic roof tiles should be inspected at least once a year. If the chipping becomes excessive, the entire tiled roof, or several tiles, will eventually need to be replaced. So keep in mind that this will incur costs in the future.

• The risk of cracked tiles is higher in winter; this can also indicate insufficient ventilation under the tiles.
• If a row of roof tiles has sagged, it's probably due to a broken batten. This can be replaced. Check the condition of some other battens.

• Have any defects been noticed in the roof battens? Some sections will need to be replaced and/or their attachment will need to be improved.
  • A roof batten is a horizontal batten used to support roof tiles. The battens are approximately 22x32 mm and are attached to the roof boarding with battens (the battens run vertically).
  • Sagging roof tiles are usually caused by defects in the roof battens.
• If woodworm is found in the roof boarding and battens (woodworm is a debilitating process; the wood deteriorates over time), it must be treated!
  • You can remove woodworm yourself or have it done. These days, complete packages are available to treat woodworm in the roof or other wooden parts of your home. These packages include the chemical to kill the woodworm, gloves, a spray can, and plugs to apply the product deep into the wood.
• Has wood rot been found in the roof sheathing? The cause could be a leak. It's recommended to replace some components or repair the wood rot in some way. Of course, any cause of the leak must first be addressed. Be alert for mold in persistent leaks.
• In some cases, contamination under the roof tiles can prevent adequate ventilation in the space between the tiles and the roof boarding. This poses a risk of moisture-related wood rot, and these contaminated conditions are also ideal for other wood-destroying pests (woodworm). Therefore, the contamination must be removed to improve the condition under the roof tiles.