Replacing a broken roof tile: costs, doing it yourself and under solar panels

Replacing a broken roof tile is a small job in itself: you push up the tiles above it, take out the broken tile and hook a new, matching tile into the same place. The tricky parts are finding a tile that fits exactly and working safely on the roof. If the tile is under solar panels, the panels often have to come off first.

In this article you can read how to recognise a broken roof tile, how replacing it works step by step, how to find a matching tile, what it costs, what to do if the tile is under solar panels and when it is better left to a professional.

How do you recognise a broken roof tile?

You can often spot a broken roof tile from the ground as a tile with a crack, a missing corner or a tile that lies crooked. In the attic you sometimes see daylight or wet patches. Look out for these signs:

• a crack or split in the tile, or a broken-off corner;
• shards or bits of tile in the gutter or on the ground;
• a tile that lies crooked or sits higher than the rest;
• daylight or damp patches on the roof boarding or the membrane in the attic;
• a stain on the ceiling of the top floor after rain.

Not sure whether a damp patch comes from the roof? Our article on recognising a roof leak explains which signs point to the roof.

Why does a roof tile break?

Roof tiles break because of storms, falling branches, someone walking over the roof, frost in a tile with a hairline crack or simply old age. According to the Dutch review platform Werkspot, concrete roof tiles last 30 to 50 years on average and ceramic tiles 50 to 100 years on average. Many homes in Almere were built from 1976 onwards. If a house from the seventies or eighties still has its original concrete tiles, then according to these figures they are at the end of their average lifespan. If tiles break more and more often, it is sensible to have the whole roof assessed. You can read more about our roof repairs on the roofing page.

How do I replace a broken roof tile? Step-by-step plan

You need a matching new tile, a safe way to get to the spot and a dry, still day. In outline, it works like this:

1. Find a matching tile. Take a photo of the tile and check whether a brand or type is printed on the back of a loose or broken tile (see below).
2. Make sure you have safe access. Use a sturdy ladder up to the roof edge and, on the roof itself, a roof ladder with a hook over the ridge, or have a scaffold put up. Never work in rain, frost or wind.
3. Lift the tiles above it. Slide or lift the tile(s) above the broken tile up a little and wedge them with a wooden wedge, so you have room.
4. Take out the broken tile. Lift the tile slightly so that the nibs on the back come free of the tile batten, and take it out. If it is in pieces, remove all the shards.
5. Check what is underneath. Check that the tile batten is intact and that the membrane or roof boarding is dry and undamaged.
6. Fit the new tile. Slide it under the tile above and hook the nibs over the tile batten. Check that it lines up properly with the tiles next to it.
7. Put the upper tiles back. Remove the wedge and let the tiles slide back down. Everything must lie in a straight row.
8. Check from inside. Look in the attic to make sure no daylight is visible any more.

Note: some tiles, such as verge tiles, ridge tiles or tiles in a windy spot, are fixed with clips, screws or mortar. They take more work and experience.

Working safely on the roof

A fall from a ladder or roof is the biggest risk in this job. The Dutch website Max Vandaag mentions, among other things: set the ladder at about 75 degrees, let it stick out at least 1 metre above the roof edge, keep 3 points of contact and for work above 7.5 metres a scaffold is better (tips for working safely on a ladder). Do not just walk over the tiles: you often break more of them that way.

How do you find a roof tile that fits?

A new tile must have the same shape, size and fixing as the rest. A tile that is just slightly different does not fit properly and can leak or rattle in strong wind.

• Look at the back. Many tiles have a brand name, type name or code on them. A broken tile or a spare tile from the shed is handy for this.
• Measure the tile. Note the length, the width and the distance between the nibs.
• Take good photos of the front and back and of the roof from the street.
• Ask a roof tile dealer whether they still have new or second-hand tiles of the same type. With older roofs, a second-hand tile is sometimes the only matching option.
• Look at the colour. A new tile is often slightly lighter or darker than a tile that has been out in all weathers for years. If you like, put it in a less visible spot and move an old tile to the visible spot instead.

According to Werkspot, old ceramic tiles in good condition can often be reused, while concrete tiles wear more quickly.

Do it yourself or hire a professional?

With the right equipment and a bit of experience, you can replace a single broken tile in a low, easily reached spot yourself. In most other cases a professional is safer and quicker.

Choose a professional if:

• the roof is high or steep, or you have no roof ladder or scaffold;
• it is a ridge tile, a verge tile or a tile around the chimney or roof window;
• you cannot find a matching tile;
• water is already getting in, or the tile batten or membrane is damaged;
• the tile is under solar panels;
• several tiles are broken and you want to know what state the whole roof is in.

A broken roof tile under solar panels: what now?

If the broken roof tile is under solar panels, the panels usually have to come off (partly) first before the tile can be replaced. The Dutch solar company Zonneplan advises having solar panels removed by a professional, because of the wiring and the weight, and points out that there are costs for removing and reinstalling them.

What to look out for:

1. Check the warranty. According to Zonneplan, some manufacturers or installers only give a warranty if the panels stay in their original place. Ask your installer what happens if the panels come off the roof temporarily.
2. Contact the installer who fitted the panels first. They know how the mounting system and the cabling were installed.
3. Plan it together. Have the panels taken off, the roof repaired and the panels put back in one continuous schedule, so the roof is open for as short a time as possible.
4. Have the rest checked at the same time. As the panels are off anyway, it is a good moment to have the tiles and tile battens underneath looked at.

Do you have a broken tile under or next to your solar panels? Get in touch with us and we will discuss what we can do for you and the best order of work.

What does it cost to have a broken roof tile replaced?

For one or a few tiles, you mainly pay for labour and access, not for the material. For laying new roof tiles, Werkspot gives €40 to €70 per m², plus the tiles themselves: concrete tiles €25 to €40 and ceramic tiles €30 to €60 per m². Those amounts apply to larger areas. For a single tile, the price is decided mainly by access and any scaffold or cherry picker.

Klusbedrijf MSZ does not work with fixed package prices. We charge by the hour: the first hour on site costs €181.44 incl. VAT (€149.95 excl. VAT) and is the minimum per visit, then €108.84 incl. VAT (€89.95 excl. VAT) per hour. A tip: have other loose tiles, the ridge tiles and the gutter checked during the same visit. Send a photo via WhatsApp beforehand, and you will get a free estimate.

Does the insurance pay for a broken roof tile?

If the tile broke in a storm, that is often covered by buildings insurance. With wear and tear or poor maintenance, usually not; Univé, for example, names damage caused by poor roof maintenance as an exclusion. This differs per policy, so check your terms. What to do straight away after a storm is explained in our article on roof tiles shifted by a storm.

How do you prevent broken roof tiles?

• Have the roof checked once a year, ideally in autumn.
• Prune branches that hang over the roof.
• Do not walk on the roof unless you have to, and have installers (for example for an aerial or solar panels) use crawl boards.
• Replace a cracked tile straight away, before frost makes the crack bigger.
• Keep a few spare tiles from your roof in a dry place.
• Keep the gutters clean; shards and leaves in the gutter are a sign to look at the roof too. Also read our article on cleaning your gutters.

When should you call a professional?

Call a professional if water is already getting in, if several tiles are broken, if the tile is in a place you cannot reach safely or if there are solar panels on the roof. Even if you cannot find a matching tile, it is smart to have someone take a look: a professional knows where to get second-hand or similar tiles.

Frequently asked questions

Can I replace one broken roof tile myself?

Yes, if the tile is low and easy to reach, you have a matching tile and you can work safely with a roof ladder or scaffold. Never work in rain, frost or wind and do not just walk over the tiles.

How do I know which roof tile I need?

Look on the back of a loose or broken tile for the brand or type and measure the tile. With photos of the front and back, a roof tile dealer or a professional can help you further.

What if my roof tile is no longer made?

Then a second-hand tile of the same type is often the best solution. You can also use a tile from a less visible spot and put a similar tile back there.

Do solar panels have to come off to replace a roof tile?

Usually yes, if the broken tile is under the panels. Have a professional do it and check with your installer beforehand what it means for the warranty.

Is a broken roof tile dangerous?

A broken tile can come further loose in strong wind and fall down. Rainwater can also get under it, which causes leaks and damage to tile battens and insulation.

How long do roof tiles last?

According to Werkspot, concrete roof tiles last 30 to 50 years on average and ceramic tiles 50 to 100 years on average. Maintenance and location make a big difference.

Replacing a broken roof tile in Almere or Lelystad?

Klusbedrijf MSZ is a family business from Almere and available 24/7. We replace broken roof tiles, put shifted tiles back and check ridge tiles and gutters in Almere, Lelystad, Amsterdam, the Gooi and the surrounding area. On our page about roofing you can read more about our roof repairs.

The first hour on site costs €181.44 incl. VAT (€149.95 excl. VAT), then €108.84 incl. VAT (€89.95 excl. VAT) per hour. In Almere we charge no call-out charge; elsewhere in our service area there is a fixed amount of €42.35 incl. VAT (€35 excl. VAT). See our prices or ask for a free quote. Call or WhatsApp 06 19 74 36 78 and feel free to send a photo of the broken tile via WhatsApp.