Tile vs Metal Roof

[Concrete Helmet]

Welp the time for a new roof has come. Our homeowners insurance is saying that due to the age of our current roof they will not renew the policy that is due in April. The roof is from the original build date of the house which is almost 30 years old. It has had 2 areas repaired in the front about 7 or 8 years back and has recently started to leak on one side again.

I was under the impression that tile roofs were good for 40-50 years but at this point it is a moot point considering the leak and the insurance situation. Was wondering if anyone has gone from tile to metal before or replaced any other type of roof with metal. Being that the design of the roof fits the house it would have to be the pre fabbed slats that look like tile? Any idea of cost difference or quality/longevity. My first guess is somewhere in the 60-70k range price wise but who knows.

 

[CGgater]

It’s been 20ish years since I worked on a roof. Not familiar with tile roofs (unless you meant shingle?), but metal roofs are typically good for 50 years. Shingles are made for 20, 25 or 30 year lifespan, last I recall.

 

[Concrete Helmet]

It’s been 20ish years since I worked on a roof. Not familiar with tile roofs (unless you meant shingle?), but metal roofs are typically good for 50 years. Shingles are made for 20, 25 or 30 year lifespan, last I recall.

Thanks it's tile as in Spanish/Mediterranean tile but I guess they now fabricate metal to look like tile. Still I thought the advantage of tile is that it is heavy and won't lift up? We've gone through probably a dozen Hurricane/TS without losing any tiles.....Shingle roofs are lucky to last 15-18 years in C. Florida...I've replaced a dozen or so over the years on other properties.

 

[CGgater]

Thanks it's tile as in Spanish/Mediterranean tile but I guess they now fabricate metal to look like tile. Still I thought the advantage of tile is that it is heavy and won't lift up? We've gone through probably a dozen Hurricane/TS without losing any tiles.....Shingle roofs are lucky to last 15-18 years in C. Florida...I've replaced a dozen or so over the years on other properties.

Ah, okay... didn't even think about that, never dealt with it. Yes, I've seen ads for metal roofs that mimick tile, but don't know what their durability is. Some of those ads offer discounts because they are new and they're trying to get the word out. No clue if the discount will pay off in the long run, but maybe worth listening to the sales pitch to see if you're comfortable with the engineering/design of their product?

 

[Gator-Don]

Does anyone manufacture barrel tiles made of of something like PVC? Seems that would last a heck of a long time

 

[Concrete Helmet]

Alright so we convinced the insurance company that tile is good for 50-100 years and they agreed to renew once improvements and repairs were made.
The repairs included replacing any broken or cracked tiles fixing a leak in one of the valleys on the front, re flashing, sealing, new stucco and paint on all three chimneys, sealing and repainting the entire roof. Overall I think this came out pretty good compared to replacing the entire roof($80-90K) or changing the character of the house with an asphalt shingle roof.

Seems to have come out pretty nice at a fraction of the price of full replacement.

 

[URGatorBait]

Your wife's house looks great crete

 

[Gatordiddy]

Your wife's house looks great crete

 

[AlexDaGator]

Welp the time for a new roof has come. Our homeowners insurance is saying that due to the age of our current roof they will not renew the policy that is due in April. The roof is from the original build date of the house which is almost 30 years old. It has had 2 areas repaired in the front about 7 or 8 years back and has recently started to leak on one side again.

I was under the impression that tile roofs were good for 40-50 years but at this point it is a moot point considering the leak and the insurance situation. Was wondering if anyone has gone from tile to metal before or replaced any other type of roof with metal. Being that the design of the roof fits the house it would have to be the pre fabbed slats that look like tile? Any idea of cost difference or quality/longevity. My first guess is somewhere in the 60-70k range price wise but who knows.

Have you considered tin foil?

Alex.

 

[daytonacane]

My shingle roof was 20 years old & I had a patch job 2 years ago. My insurance company also stated they would not renew because of the age of the roof. On shingle roofs they don't like any over 15 years old. I replaced with a metal roof & then had to have an update wind & 4 point inspection. My home was built in 1963. I moved in right after it was built; thus have lived here 58 years and have experienced numerous hurricanes and have never had damage or filed a claim. Regardless, my home owner insurance (Universal) went up 45% which is insane. My insurance agent & I both checked numerous other companies & some were even higher. Unfortunately, our FL political leaders failed to address this situation in the recent session. My insurance agent said I had an alternative of dropping wind coverage since I had a new metal roof & my premium would be reduced by about $1,290. I am seriously considering this. Anyone else experienced a big premium increase?

 

[Fodderwing]

My shingle roof was 20 years old & I had a patch job 2 years ago. My insurance company also stated they would not renew because of the age of the roof. On shingle roofs they don't like any over 15 years old. I replaced with a metal roof & then had to have an update wind & 4 point inspection. My home was built in 1963. I moved in right after it was built; thus have lived here 58 years and have experienced numerous hurricanes and have never had damage or filed a claim. Regardless, my home owner insurance (Universal) went up 45% which is insane. My insurance agent & I both checked numerous other companies & some were even higher. Unfortunately, our FL political leaders failed to address this situation in the recent session. My insurance agent said I had an alternative of dropping wind coverage since I had a new metal roof & my premium would be reduced by about $1,290. I am seriously considering this. Anyone else experienced a big premium increase?

My homeowners insurance went from $3500 to $5700 this year. We were insured with St. John's and they went under due to the condo collapse in Miami.

Called my agent to see what was happening. The agent shopped around and got us back into the $3500 range.

 

[soflagator]

Roof looks great @Concrete Helmet. Just had to get mine done(shingles) and wished I could’ve gone back to tile like I’ve always had down south. Oh well. Landscaping looks good as well.

 

[Concrete Helmet]

Roof looks great @Concrete Helmet. Just had to get mine done(shingles) and wished I could’ve gone back to tile like I’ve always had down south. Oh well. Landscaping looks good as well.

Thanks. I'm glad we went this route as I think shingles would have changed the character of the house and taken away from the appeal. Honestly when a hurricane blows through and we've had several including Charlie, I'd much rather be under a tile roof.

 

[soflagator]

Thanks. I'm glad we went this route as I think shingles would have changed the character of the house and taken away from the appeal. Honestly when a hurricane blows through and we've had several including Charlie, I'd much rather be under a tile roof.

Yeah when in Rome. And yes, I never had any issue with my tile roofs before. My only complaint was the replacement costs I was constantly staring down. Especially considering they were modeled after a specific, European look where the same roofs have held up just fine for centuries.

 

[Bushmaster]

My insurance went from 1800 to 2700 a year due to roof issue. I have a metal roof that was installed incorrectly 25 years ago. It was screwed down to untreated 1x4 strips on top of the shingle roof. Thing had been indestructible until recently when the untreated 1x4 started to rot and the screws could no longer hold the tin down in high winds. I think the plywood underneath is in bad shape as well.

Looking at 20k to fix it.