How Long Do Slate and Tiled Roofs Last?

A good pitched roof is a long-term asset. Here is roughly how long the common materials last, and what makes the difference.

Lifespan by material

• Natural slate — the longest-lasting, often 80–100 years or more.
• Clay tiles — typically 60 years plus.
• Concrete tiles — usually 40–60 years.

What shortens a roof’s life

Even a long-life roof fails early if the details go. Common culprits are nail sickness (old fixings rusting so slates slip), failed flashings and ridge mortar, heavy moss holding moisture, and blocked gutters. The tiles may be fine while the fixings and details fail around them.

Repair or re-roof?

If the material still has years left and the problems are localised, targeted repairs and re-fixing are often the sensible choice. When fixings are failing across the whole roof, a re-roof (reusing sound slates where possible) is better value long term.