Can you prevent crumbling roof tiles?

John Conlin / 28 October 2016

Chartered surveyor John Conlin comes to the rescue of crumbling roof tiles.


Several of the tiles on our garage are crumbling whilst others appear in good condition. 

Is there anything we can do to avoid or delay the need to retile the whole roof?

How to get your home ready for winter


I guess would guess the tiles are the plain clay type, in which case the problem is not uncommon. The face of the tile gradually weathers allowing moisture to soak into the depth where, in freezing weather, it expands and breaks up the surface of the tile. This is known as ‘spalling’.

With a relatively small roof area it is possible to delay further deterioration by spraying the entire surface with transparent silicone liquid which will prevent water absorption but requires re-treatment every 3-5 years.

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The material is for general information only and does not constitute investment, tax, legal, medical or other form of advice. You should not rely on this information to make (or refrain from making) any decisions. Always obtain independent, professional advice for your own particular situation.