Roofs and flat roofs
What does a surveyor mean if concrete roof tiles are delaminating?
Delamination means the surface of the tile is breaking up in layers, often so the tile sheds grit into the gutter. It is wear of the covering you can sometimes see from the ground. It is not a measurement of how many winters the roof has left.
Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.
What is the fuller explanation?
Concrete tiles can lose their surface while the nibs and the battens are still doing their job, or the surface can fail together with porous tiles that let rain through. From the ground, a surveyor sees the texture, the grit and any slipped or cracked tiles. They do not break a tile open as a laboratory sample. A comment about delamination should sit next to what else was seen: daylight in the loft, wet rafters, or a dry underside.
RICS describes condition. It does not set a year when delaminating tiles must be stripped. Recovering a slope is a different cost from replacing a few tiles, and this page will not invent that cost. Ask a roofer who can see the laps, and ask the surveyor whether the underlay, where it was visible, was also tired.
What should you ask your surveyor?
- Which slopes are delaminating, and which still have a sound surface?
- Did you see grit in the gutters, or only a rough texture?
- Could you see the underlay from the loft on those slopes?
What are the typical next steps?
- Clear photographs of the surface are more useful than a single adjective.
- Do not accept a full strip quote that the survey did not recommend, unless a roofer explains why patching will fail.
- Keep the gutter comment with the tile comment. Blocked gutters and a shedding tile are related but they are not the same repair.
Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.
Also asked about this
Is delamination the same as a slipped tile?
No. Delamination is the surface breaking up. A slip is a tile that has moved. A roof can have one, the other, or both.
Will a coating painted over the tiles cure it?
A coating is a product someone is selling. The survey has not tested it. Ask the surveyor whether they recommended a coating. If they did not, do not treat a brochure as their advice.