Tile Roof Maintenance & Repair Guide for Adelaide Homeowners

If you live in Adelaide’s northeast suburbs like Golden Grove, Tea Tree Gully, or Modbury, chances are your home has a concrete or terracotta tile roof from the 1980s or 1990s. These roofs were built to last 50+ years, but they need proper maintenance to reach that lifespan.

Here’s everything you need to know about keeping your tile roof in top condition.

Understanding Your Tile Roof

Concrete Tiles vs Terracotta Tiles

Adelaide homes typically have one of two tile types:

Concrete Tiles (Most Common)

Grey, brown, or coloured cement-based tiles
Common brands: Monier, Boral, CSR
Lifespan: 30-50 years
More porous than terracotta
Colour can fade over time
More susceptible to moss growth

Terracotta Tiles

Clay-based, typically orange or red
Higher quality and cost
Lifespan: 50-70+ years
Less porous
Colour remains stable
More resistant to moss

Common Tile Roof Components

Your tile roof includes several elements that all need maintenance:

Field tiles - The main roof surface
Ridge capping - Tiles along the peaks
Valley flashing - Metal channels in valleys
Pointing - Mortar securing ridge caps
Bedding - Mortar base under ridge caps
Sarking - Membrane under tiles (newer roofs)

Signs Your Tile Roof Needs Attention

Urgent Issues (Fix Immediately)

Cracked or broken tiles - Water entry risk
Slipped tiles - Gaps exposing the roof cavity
Lifted ridge capping - Often wind-damaged
Active leaks - Water stains on ceilings

Maintenance Issues (Schedule Soon)

Crumbling pointing - Ridge caps becoming loose
Moss or lichen growth - Holding moisture
Faded or worn coating - Concrete tiles losing protection
Blocked valleys - Debris causing water backup
Sagging gutters - Overflow causing fascia damage

Long-Term Concerns

General tile brittleness - Tiles cracking when walked on
Widespread colour fading - Aesthetic decline
Multiple repairs needed - Approaching replacement territory

Adelaide’s Northeast Suburbs: Common Issues by Era

1980s Developments (Golden Grove, Greenwith)

These roofs are now 40+ years old and commonly show:

Deteriorated pointing - Original mortar breaking down
Brittle tiles - Concrete tiles becoming fragile
Sarking issues - Many lack modern sarking
Ridge cap problems - Frequent repairs needed

Typical repair needs: Ridge cap re-bedding and re-pointing, tile replacement (10-30 tiles), valley maintenance

1990s Developments (Wynn Vale, Surrey Downs)

At 30+ years, these roofs typically need:

First major pointing restoration - Original mortar failing
Moss treatment - Especially south-facing slopes
Isolated tile replacements - Weather or impact damage
Gutter maintenance - Original gutters aging

Typical repair needs: Pointing restoration, moss treatment, gutter upgrades

2000s Developments (Mawson Lakes, Blakeview)

Modern tile roofs with:

Generally good condition - Still within warranty periods
Minor maintenance - Routine cleaning and inspection
Occasional storm damage - Individual tile replacements

Tile Roof Repair Services

Ridge Capping Repairs

The most common tile roof repair in Adelaide.

Ridge capping is secured by bedding (mortar base) and pointing (flexible mortar seal). Over time:

Movement and weather crack the pointing
Water gets in and degrades bedding
Caps become loose or lift in wind
Water enters the roof cavity

Our repair process:

Remove old pointing - Clean back to solid bedding
Re-bed if necessary - New mortar foundation
Re-point all caps - Flexible pointing compound
Colour match - Match existing or refresh look

Costs: $800-$2,500 depending on roof size and condition

Tile Replacement

For cracked, broken, or missing tiles.

Individual tile replacement involves:

Carefully lift surrounding tiles
Remove damaged tile
Check and repair sarking if present
Install matching replacement tile
Reseat surrounding tiles

The matching challenge: Finding tiles that match 30-40 year old colours can be difficult. We maintain stock of common profiles and can often source discontinued colours.

Costs: $30-$80 per tile (minimum callout applies)

Valley Restoration

Valleys are high-wear areas where two roof sections meet.

Common valley issues:

Rust - Old galvanised valleys corroding
Leaks - Worn flashing or tile overlap
Debris buildup - Blocking water flow
Mortar wash - Old pointing filling valleys

Our repair process:

Clear debris and assess condition
Remove tiles along valley edges
Replace valley flashing (Colorbond recommended)
Reinstall tiles with proper overlap
Seal and finish

Costs: $400-$1,200 per valley

Moss and Lichen Treatment

Adelaide’s climate promotes moss growth, especially on south-facing slopes and in tree-shaded areas.

Why it matters:

Holds moisture against tile surface
Accelerates deterioration of concrete tiles
Blocks water flow in valleys and gutters
Looks unsightly reduces street appeal

Treatment options:

Soft wash treatment - Chemical kill + low pressure rinse
Manual removal - For heavy growth
Preventative coating - Inhibits regrowth

Important: Never high-pressure wash tile roofs - it damages the protective coating and can crack tiles.

Costs: $400-$1,000 depending on roof size and severity

Full Roof Restoration vs Repair

When Repairs Make Sense

Individual repairs are cost-effective when:

Damage is isolated (less than 10% of roof)
Ridge capping is the main issue
Tiles are generally in good condition
You plan to stay in the home 5-10+ more years
Budget doesn’t allow full restoration

When Full Restoration Makes Sense

A complete restoration includes cleaning, repairs, and recoating:

Multiple issues across the roof
Significant colour fading (concrete tiles)
Planning to sell the home
Want to reset the maintenance clock
Currently good underlying condition

Restoration typically includes:

High-quality moss treatment and cleaning
All ridge cap re-bedding and re-pointing
Tile replacement (as needed)
Valley restoration
Primer and two coats of roof membrane
10-15 year coating warranty

Costs: $5,000-$12,000 depending on roof size

When Replacement Makes Sense

Consider replacing your tile roof when:

Tiles are brittle and cracking extensively
Structural issues from long-term leaks
Multiple previous repairs failing
Restoration cost exceeds 40% of replacement
You want to switch to Colorbond

Tile to Colorbond Conversion

Many Adelaide homeowners with aging tile roofs choose to convert to Colorbond steel roofing.

Benefits of Converting

Weight reduction:

Tiles: 50-60 kg per m²
Colorbond: 5-6 kg per m²
Less stress on structure (especially older homes)

Maintenance:

No pointing or bedding to maintain
No moss growth issues
No cracking or breaking
Clean with garden hose

Energy efficiency:

Insulation blanket included
Reduces heat transfer
Lower cooling costs

Longevity:

25-30 year manufacturer warranty
50+ year actual lifespan
Consistent performance

Conversion Process

Assessment - Structural inspection, quote
Tile removal - Careful disposal
Structural upgrades - If required (usually minimal)
New battens - Steel or treated timber
Sarking/insulation - Modern thermal blanket
Colorbond installation - Sheeting, flashings, ridging
Gutter replacement - Match new roof

Costs: $18,000-$35,000 depending on roof size and complexity

Case Study: Golden Grove Tile to Colorbond

The situation: 1987-built home in Golden Grove with concrete tile roof. Extensive pointing failure, 40+ cracked tiles, valley leaks, and significant moss growth.

Options presented:

Full restoration: $8,500
Colorbond conversion: $24,000

Homeowner’s decision: Colorbond conversion

Reasoning:

Restoration only extends life 10-15 years
Tiles becoming brittle (more future cracks)
No ongoing pointing maintenance
Better energy efficiency
Long-term value

Result: New Surfmist Colorbond roof completed in 3 days. Homeowner reports noticeably cooler house in summer.

“Our tile roof had been a constant problem - pointing crumbling, tiles cracking, moss everywhere. We got quotes for restoration and conversion, and the Colorbond made more sense long-term. Wish we’d done it years ago.” - David & Pauline T., Golden Grove

DIY vs Professional Tile Roof Work

What You Can Safely Do

Gutter cleaning - From ladder or ground level
Visual inspections - Binoculars from ground
Minor debris removal - If safely accessible
Calling for quotes - Compare 2-3 contractors

What Requires a Professional

Walking on tile roofs - Risk of tile breakage and falls
Tile replacement - Requires skill and matching
Ridge cap work - Specialist pointing required
Valley work - Critical weatherproofing
Pressure washing - Causes damage to tiles
Any work at height - OH&S regulations

Working at Heights Regulations

In South Australia, working at heights above 2 metres requires:

Fall protection equipment
Proper training and competency
Edge protection or harness systems

Professional roofers are licensed, insured, and equipped for safe roof access.

Maintenance Schedule for Tile Roofs

Annual Tasks

Visual inspection from ground level
Gutter cleaning (or more frequently if trees nearby)
Check after major storms for damage

Every 2-3 Years

Professional inspection - Walking inspection
Moss treatment if developing
Minor repairs as identified

Every 10-15 Years

Full assessment - Is restoration or conversion needed?
Major pointing work if deteriorating
Re-coating decision for concrete tiles

Get Your Tile Roof Assessed

If your Adelaide home has a tile roof from the 1980s or 1990s, it’s due for professional assessment.

We provide free inspections including:

Walking inspection of all roof areas
Assessment of ridge caps, valleys, and flashings
Identification of damaged or deteriorating tiles
Recommendations for repair, restore, or replace
Detailed written quote

Our coverage areas: Golden Grove, Tea Tree Gully, Modbury, Hope Valley, St Agnes, Ridgehaven, Banksia Park, Greenwith, Wynn Vale, Surrey Downs, and surrounding suburbs.

Call us on 08 7093 7290 or contact us online to schedule your free assessment.

Frequently Asked Questions

How long do tile roofs last in Adelaide?

Concrete tile roofs typically last 30-50 years, while terracotta can last 50-70+ years. However, this depends heavily on maintenance - roofs without regular pointing maintenance may fail earlier, while well-maintained roofs can exceed these figures.

How much does it cost to re-point a tile roof?

Re-pointing (applying new flexible pointing compound to ridge caps) typically costs $800-$2,500 for an average Adelaide home. If the bedding underneath has failed, re-bedding adds $1,000-$3,000 to the cost.

Can cracked tiles be repaired or must they be replaced?

Minor hairline cracks can sometimes be sealed, but cracked tiles generally should be replaced. The cost of a tile replacement ($30-$80 per tile) is minimal compared to potential water damage from a failed repair.

Is it worth restoring a 40-year-old tile roof?

It depends on the underlying condition. If tiles are still solid and only the pointing/coating has failed, restoration can add 10-15 years to the roof’s life at 30-40% of replacement cost. If tiles are brittle and cracking, replacement makes more sense.

Why shouldn’t I pressure wash my tile roof?

High-pressure washing strips the protective coating from concrete tiles, making them more porous and accelerating deterioration. It can also crack older tiles. Professional roof cleaning uses low-pressure chemical treatment instead.

How do I find matching tiles for my 1980s roof?

Finding exact colour matches for 30-40 year old tiles is challenging. Options include:

Checking manufacturer archives (Monier/Boral)
Using tiles from hidden areas (rear slope)
Installing close matches in less visible areas
Accepting slight variation (often less noticeable than expected)
Full roof restoration with colour coating

We maintain stock of common profiles and can often source discontinued colours through our supplier network.

Golden Grove Roofing Services - Tile roof specialists for 1980s-90s homes
Tea Tree Gully Roofing Services - Northeast suburbs tile repairs and re-roofing
Roof Repair vs Replacement Guide - When to restore vs convert to Colorbond
Storm Damage & Insurance Claims - If your tile roof has storm damage