The short answer
Clay and concrete tiles can last 50 to 100 years or more. The waterproof layer under them, called the underlayment, usually wears out much sooner, often in 10 to 35 years depending on the type. That hidden layer is usually what decides when a tile roof needs major work. Many insurers let tile roofs get older than shingle roofs, but broken tiles and old underlayment can still cause problems at inspection time.
Is this you?
- You have a tile roof and your insurer is asking how old it is.
- An inspector flagged cracked, broken, or slipped tiles.
- A roofer says the tiles are fine but the underlayment needs replacing.
- You are pricing a tile roof replacement and want to know what is fair.
Clay vs. concrete tile
| Clay tile | Concrete tile | |
|---|---|---|
| What it is | Fired clay. The classic red barrel tile is one style. | Cement and sand formed into tiles. Common on Florida and Southwest homes. |
| Cost per sq ft | About $10* installed on average (Angi); $10 to $20* for the tile material alone (NerdWallet) | From about $7* installed (Angi); $10 to $20* for the tile material alone (NerdWallet) |
| Typical whole-roof cost | About $8,474 to $26,239* for clay (Angi) | Angi says choosing concrete saves about $1,900* on average |
| Life of the tiles | 100+ years (InterNACHI) | 100+ years (InterNACHI) |
Across all tile roofs, Angi puts a typical replacement at about $8,500 to $26,400*, and large or complex clay roofs can reach about $46,000*. Prices depend heavily on your area and how steep and cut-up your roof is, so get two or three written quotes.
The underlayment is the real clock
Tiles shed most of the water, but the underlayment is the last line of defense against leaks. Angi lists these typical life spans:
- Felt (tar paper) underlayment: about 10 to 25 years
- Synthetic underlayment: about 25 to 35 years
- Self-adhered (rubberized asphalt) underlayment: about 25 to 35 years
This is why two sources can give very different ages for the same roof. InterNACHI lists clay and concrete tile at 100 years or more. GuideOne, an insurance company, lists tile roofs at 25 to 50 years in its roof guide. Insurers care about the whole roof, not just the tiles. If you do not know what underlayment you have, or when it went on, a roofer can often tell by lifting a few tiles. Permits from past roof work also help. See how to find out how old your roof is.
How insurers treat tile roofs
Tile usually gets more time than shingles. Florida’s Citizens Property Insurance treats tile, slate, concrete, and metal as “hard” roofs. Under its 2023 rules, hard roofs need proof of remaining life once they are older than 50 years. Shingle and other “soft” roofs need it after 25 years. The proof is an inspection form showing at least five years of useful life left. A Florida insurance agent told CBS12 in 2026 that carriers generally accept tile roofs for about 25 to 30 years. Private insurers set their own limits, and they change. Check what major insurers say about older roofs, and in Florida, our Florida roof insurance guide.
Mixed roofs are dated by the oldest part. Many tile homes also have a flat section over a porch or addition. Citizens says that when a roof was not all replaced at once, its age is based on the oldest part. If the flat part is older than the tile, it can set the age of the whole roof.
Roof payment schedules. United Policyholders warns that some policies limit roof claim payouts based on roof type or age, even with replacement cost coverage on the rest of the home. Read the fine print, and see actual cash value (ACV) roof coverage.
What inspectors look for on a tile roof
- Cracked, chipped, broken, or slipped tiles. GuideOne notes tile roofs are prone to small cracks, holes, and broken tiles.
- Hail damage. Progressive notes large hail can break individual tiles.
- Signs of leaks in the attic or on ceilings, which can point to tired underlayment
- Flashing at walls, valleys, chimneys, and pipes
- Missing or loose ridge and hip tiles along the top edges
- Old patches and mismatched replacement tiles
A few broken tiles on a report is common and usually fixable. Ask for photos of each problem so you and your roofer can see exactly what the inspector saw.
Repair or replace?
| A repair may be enough when… | Bigger work may make sense when… |
|---|---|
| A handful of tiles are cracked or slipped | Leaks keep coming back in different spots |
| The underlayment is fairly new or in good shape | The underlayment is felt and 20 or more years old |
| There are no signs of leaks inside | A roofer will not certify the roof even after repairs |
Angi puts the average tile roof repair at about $1,200*, compared with about $17,349* for a full clay tile replacement. When the tiles are sound but the underlayment is worn out, ask roofers whether they can remove the tiles, put down new underlayment, and reinstall the good tiles. Ask each roofer to price that option and a full replacement separately, in writing. For a broader look, see repair or replace for insurance.
Good to know
When you get a roof inspection or roof certification on a tile roof, ask the roofer to describe the underlayment on its own: what type it is, about how old, and its condition. Insurers and buyers often want to know about that layer, not just the tiles.
Want a local roofer to take a look?
A local roofer can check your roof and tell you whether a repair, a roof certification, or a replacement makes sense. Free, with no obligation.
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Common questions
How long does a tile roof last?
The tiles themselves can last 50 to 100 years or more. The underlayment beneath them usually lasts about 10 to 35 years, depending on the type. Plan around the underlayment, not the tiles.
Will my insurer cancel my policy because of broken tiles?
Usually not right away. More often the insurer asks you to fix the listed items by a deadline. Get the repairs done, keep photos and receipts, and send proof before the date on your letter.
Is concrete tile cheaper than clay?
Usually, yes. Angi says concrete tile starts at about $7* per square foot and saves about $1,900* on average compared with clay. Concrete and clay tiles both can last a very long time.
Where to go next
- Roof certification for insurance
- My roof failed inspection: your options
- How old can a roof be for insurance?
Sources (10)
Source links open in a new tab. This page stays open, so you can come right back.
- How Much Does a Clay Tile Roof Cost? (Angi, updated July 2026)
- How Much Does Roof Replacement Cost? (Angi, updated March 2026)
- Roof Underlayment Types (Angi, updated July 2026)
- Roof Replacement Cost (NerdWallet)
- Standard Estimated Life Expectancy Chart (InterNACHI)
- Roof Comparisons brochure (GuideOne Insurance)
- Roof Rule Changes, Personal Lines Bulletin (Citizens Property Insurance, 2023)
- Florida homeowners with 15-year-old roofs could see insurance options shrink (CBS12, Aug. 2026)
- Check up: hail and wind limits and exclusions (United Policyholders)
- What does hail damage look like on a roof? (Progressive)
* Prices are estimates and could vary depending on roof size, labor, and materials used.