Expert Warns Homebuyers About Outdated Roof Types That Could Make Homes Uninsura

Broken roof tiles are one of the first warning signs surveyors and insurers look for when assessing a property. Indeed, ignoring such damage could make a home difficult or even impossible to insure. So, if you’re a prospective buyer, you need to be alert to this.

Roofing experts say that many buyers only discover problems after they purchase a given property. By this point, the homeowner’s costs to remedy the situation may be high, and their options limited.

Dan Sanderson, director at the North East England-based Estates Roofing Ltd, has warned that outdated roofing systems are a major hidden risk for buyers.

In his words: “We regularly inspect homes where the roof looks acceptable from the ground, but insurers see serious red flags.”

Broken Roof Tiles: Why Insurers Pay Close Attention

Insurers focus heavily on roof condition because it protects every other part of the property. Even small failures can lead to widespread damage.

Dan stated: “Broken roof tiles lead to water ingress long before homeowners tend to notice internal leaks. From an insurer’s perspective, that’s an unmanaged risk.”

Cracked or slipped tiles often indicate underlying issues with a property’s roof, such as failing battens or aging felt. Insurers may respond to their discovery of these problems by increasing premiums, restricting cover, or refusing insurance altogether.

Broken Roof Tiles and The Outdated Roof Types Buyers Should Watch For

Concrete tiles nearing the end of their lifespan

Older concrete tiles, common on homes built between the 1960s and the 1980s, degrade over time. Surface erosion leads to brittleness and frequent breakages.

Dan noted: “When tiles start crumbling rather than cracking cleanly, replacement is usually the only long-term solution.”

Early flat roof systems without modern membranes

Outdated felt flat roofs without proper drainage often fail inspection. Standing water accelerates wear and raises concerns for insurers.

“Modern systems last far longer, but older designs struggle to meet today’s insurance standards,” Dan advised.

Thatched, metal, and other ‘non-standard’ roof materials 

Various roof types in the UK aren’t necessarily “uninsurable”, but they may require specialist insurance due to the particular risks they present.

Thatched roofs, for instance, can be a high fire risk, with repair work on them being complicated. Metal roofs, too, are considered “non-standard construction” by insurers. They can have specific weather vulnerabilities, such as denting and corrosion.

“Standard insurance policies assume roofs are made from brick, tile, or slate,” Dan warned. “Anything else is ‘non-standard’. So, it is crucial to always inform insurers about non-standard materials in a roof.”

Broken Roof Tiles as a Survey Red Flag

What surveyors typically report

Homebuyer surveys often flag broken tiles as a symptom rather than the main issue. This is a vital distinction.

Dan explained: “Surveyors know broken tiles rarely exist in isolation. The existence of broken roof tiles usually points to age-related failure across the roof.”

Once this problem has been flagged, buyers may face renegotiations or delays while insurers request further inspections.

How Early Repairs Can Protect Insurability

If you do see tile damage on a property you are in the process of buying, it will be crucial to address this early. Such proactive action can help prevent escalation and support smoother insurance approval.

By working with reputable specialists in professional roof tile repairs, you can help ensure any issues with the roof are resolved correctly and well-documented.

In Dan’s words: “Insurers want proof the work has been done properly. Clear records from qualified professionals make a big difference.”

Prompt roof repairs also minimise the chance of moisture damage spreading into timbers and insulation.

Conclusion: Knowledge Protects Buyers and Budgets

It will be essential to understand the condition of the roof at any property you are looking to purchase. Such issues as broken roof tiles, outdated materials, and ageing systems can quietly undermine a potential house transaction.

Be sure to heed Dan’s warning: “A roof doesn’t have to collapse to cause problems. If insurers don’t trust it, neither should buyers.”

Early inspections, honest advice, and timely repairs remain the best defence against unexpected costs and lost cover. So, it is of the utmost importance to be vigilant and well-informed.