Clay Roof Tiles: The Complete Guide for Homeowners (2026)

Clay roof tiles are roofing units made from natural clay that is shaped, dried, and fired in a kiln at temperatures between 1,800 and 2,200 degrees Fahrenheit. The firing process transforms raw clay into a dense, ceramic material that is virtually impervious to water, UV radiation, insects, and rot. The result is one of the most durable building materials ever created -- one that has protected homes for thousands of years and shows no signs of becoming obsolete.

A Brief History

Clay tiles are not a modern invention. Archaeological evidence places clay tile roofing in China as early as 10,000 BC, and fired clay tiles were standard roofing across ancient Greece and Rome by 600 BC. The distinctive terracotta rooflines you see across the Mediterranean, Latin America, and the American Southwest are part of a building tradition that spans millennia. When Spanish colonists arrived in the Americas, they brought clay tile roofing with them -- and the material proved to be ideally suited for hot, humid, and storm-prone climates.

In modern construction, clay tiles experienced a resurgence in the southeastern United States, particularly in coastal areas where their resistance to salt air, wind, and humidity makes them a practical long-term choice -- not just an aesthetic one.

How Clay Tiles Are Made

The manufacturing process is straightforward but exacting. Natural clay is mined, purified of debris, mixed with water, and formed into tile shapes by either extrusion (pushed through a die) or pressing (stamped in a mold). The shaped tiles are then dried slowly to remove moisture before being fired in a kiln. The kiln temperature and duration determine the tile's final hardness, density, and color. Higher firing temperatures produce harder, more durable tiles with richer colors.

Premium clay tiles undergo a double-firing process or receive a ceramic glaze before the final firing, which creates a glass-like surface that further resists water absorption and extends lifespan.

Why Clay Tiles Are Gaining Popularity in 2026

Search volume for "clay roof tiles" has grown over 50 percent year-over-year, and for good reason. Homeowners are increasingly looking beyond the 20-to-30-year replacement cycle of asphalt shingles. Rising insurance costs in coastal areas have pushed demand for wind-resistant, fire-resistant, and impact-resistant materials. Clay tiles check every one of those boxes while also delivering the kind of curb appeal that increases resale value.

Not all clay tiles are the same. The five main types differ in shape, appearance, installation method, cost, and which architectural styles they complement best. Understanding these differences is critical because the type you choose affects both the installed cost and the long-term performance of your roof.

Mission Tiles (Barrel Tiles)

Mission tiles are the most recognizable clay tile profile. They consist of two semi-cylindrical pieces -- a convex "cover" tile (the top) and a concave "pan" tile (the bottom) -- that interlock to form a distinctive barrel-shaped roofline. This is the tile you picture when you think of Spanish colonial architecture, California estates, and Mediterranean villas. The barrel shape creates natural air channels between the tile and the roof deck, which improves ventilation and helps keep attics cooler in hot climates.

Mission tiles are among the heaviest clay tile options because of their two-piece design, which means they require more structural support. However, their weight also makes them more resistant to wind uplift in hurricane zones. They are best suited for homes with traditional Mediterranean, Spanish colonial, or Southwestern architectural styles.

Cost: $10-$20 per square foot installed. Best for: Mediterranean and Spanish colonial homes. Durability: 75-100+ years.

Spanish Tiles (S-Tiles)

Spanish tiles, also called S-tiles, are a one-piece alternative to the traditional two-piece mission tile. Each S-tile has an S-shaped cross-section that combines the concave and convex curves into a single unit, which simplifies installation and reduces weight per square foot. The visual effect is similar to mission tiles but slightly less dramatic. S-tiles are the most popular clay tile profile in the southeastern United States because they deliver the classic tile look at a lower material and labor cost.

Because they are a single piece, S-tiles are faster to install and create fewer potential leak points than two-piece mission tiles. They work well on both new construction and re-roofing projects where the goal is a traditional tile aesthetic without the full weight and cost of mission barrels.

Cost: $8-$16 per square foot installed. Best for: Coastal homes, Florida and Carolina aesthetics. Durability: 75-100+ years.

French Tiles (Marseille / Profile Tiles)

French tiles, sometimes called Marseille tiles or profile tiles, feature a low-profile interlocking design with a subtle, shallow S-curve. They sit flatter on the roof than Spanish S-tiles and create a more refined, less pronounced wave pattern. French tiles are common on French Provincial, European country, and upscale coastal homes. Their lower profile makes them slightly more aerodynamic in high-wind zones, which can be an advantage in hurricane-prone areas.

The interlocking edges of French tiles create excellent water shedding and reduce the need for additional underlayment in some applications. They tend to be slightly lighter per square foot than mission or S-tiles, which can reduce the structural reinforcement required.

Cost: $10-$18 per square foot installed. Best for: French Provincial, European country, upscale coastal. Durability: 75-100+ years.

Flat Clay Tiles (Shingle Tiles)

Flat clay tiles look similar to slate or wood shake shingles but are made from kiln-fired clay. They have a flat or slightly tapered profile without the curves of mission or S-tiles. Flat tiles produce a clean, modern, or Colonial-era roofline depending on the thickness and edge profile. They are available in smooth, sand-textured, or hand-formed variations that mimic the look of aged European tiles.

Flat clay tiles tend to be lighter than curved tiles, which reduces structural requirements. They are also easier to walk on during installation and maintenance, which can lower labor costs. However, their flat profile means they rely more heavily on proper underlayment and overlap for waterproofing compared to curved tiles that naturally channel water away.

Cost: $9-$17 per square foot installed. Best for: Colonial, modern, Craftsman, or clean-line architecture. Durability: 75-100+ years.

Interlocking Clay Tiles

Interlocking clay tiles are engineered with channels, grooves, and ridges along their edges that snap or lock together during installation. This mechanical interlock creates a tighter seal against wind-driven rain and provides superior wind uplift resistance compared to non-interlocking profiles. Interlocking tiles can be flat, low-profile curved, or have a slight S-shape, so they come in a range of aesthetic options.

The interlocking design is especially valuable in hurricane zones because the tiles resist both wind uplift and lateral movement. Many interlocking clay tile systems are rated for 150+ mph winds without additional mechanical fastening beyond standard nail or screw attachment. This makes them an excellent choice for coastal South Carolina homes that need both beauty and storm resilience.

Cost: $10-$22 per square foot installed. Best for: Hurricane zones, wind-prone areas, modern and contemporary homes. Durability: 75-100+ years.

Clay Tile Type Comparison

All five types share the same core advantages -- extreme durability, fire resistance, and UV stability -- because the base material (kiln-fired clay) is the same. The differences are primarily in shape, weight, installation complexity, and aesthetic fit for your home's architectural style.

Clay tile roofing is a premium investment. The upfront cost is significantly higher than asphalt shingles, but the lifetime cost can actually be lower when you factor in the 50-to-100-year lifespan and the fact that you may never need another roof. Understanding the full cost picture is essential before making a decision.

Materials Cost Breakdown

The tiles themselves typically cost between $3 and $7 per square foot, depending on the type, manufacturer, glaze or finish, and quantity. Standard terracotta-colored S-tiles from domestic manufacturers sit at the lower end, while glazed, custom-color, or imported European mission tiles push toward the higher end. Here is what the material cost breakdown typically looks like:

Total Installed Cost by Roof Size

Here is what a complete clay tile roof installation typically costs in 2026, broken down by roof size. These figures include all materials, labor, underlayment, flashing, specialty tiles, and structural assessment. They assume a standard-complexity roof with no major structural reinforcement needed. If your home requires structural upgrades to support the weight of clay tile, add $3,000 to $15,000 depending on the extent of reinforcement.

Cost Factors That Affect Your Price

Several factors can push your clay tile roof cost toward the higher or lower end of these ranges:

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  Roof complexity: Multiple hips, valleys, dormers, skylights, and penetrations increase labor time and require more specialty cut tiles. A simple gable roof costs 20-30% less than a complex hip-and-valley design.
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  Roof pitch: Steeper roofs (above 8:12) require additional safety equipment, slow down installation, and increase labor cost by 15-25%.
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  Structural reinforcement: If your existing roof structure cannot support the 600-1,100 lbs per square weight of clay tile, you will need engineered upgrades. This can add $3,000 to $15,000 or more.
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  Tear-off and disposal: Removing and disposing of your existing roof typically adds $1.50-$3.00 per square foot. If you have multiple layers of old shingles, this cost increases.
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  Tile finish: Standard unglazed terracotta is the least expensive. Glazed, two-tone, or custom-colored tiles can add $1-$3 per square foot in material cost.
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  Geographic location: Labor rates, material availability, and building code requirements vary by region. Coastal SC installations typically run 10-15% higher than inland due to hurricane-code fastening requirements.

50-Year Cost Comparison: Clay vs. Asphalt

The sticker shock of clay tile becomes much less shocking when you look at the 50-year total cost of ownership. In coastal South Carolina, an architectural asphalt shingle roof lasts 18-25 years before it needs full replacement. That means over 50 years, you will buy two or three asphalt roofs. Clay tile? You buy one.

The math is clear: over a 50-year period, clay tile saves $16,000 to $17,000 compared to asphalt -- and the clay roof still has 25 to 50 or more years of life remaining at the 50-year mark.

Insurance Savings

Clay tile's Class A fire rating and high wind resistance can qualify you for insurance premium reductions in South Carolina. Many coastal SC insurers offer discounts of 5-15% for roofs that carry Class A fire and 130+ mph wind ratings. Over the life of a clay tile roof, these insurance savings can add up to thousands of dollars. Check with your insurer about specific discounts -- and see our 2026 roof replacement cost guide for a broader look at how different materials affect insurance rates.

Clay tile roofing is not for every home or every budget. Here is an honest, detailed breakdown of the advantages and disadvantages so you can make an informed decision.

Advantages of Clay Roof Tiles

Disadvantages of Clay Roof Tiles

Pros and Cons Summary

How does clay tile stack up against the other roofing materials you are likely considering? Here is a direct, honest comparison with each alternative -- including the situations where clay is the best choice and the situations where another material makes more sense.

Clay vs. Asphalt Shingles

Asphalt shingles are the most common roofing material in the United States, and they are the standard that most homeowners compare clay to. The comparison is straightforward: asphalt wins on upfront cost and simplicity, but clay wins on everything else. Asphalt shingles in coastal SC last 18-25 years for architectural grades. Clay lasts 75-100+ years. Over a 50-year period, you will spend significantly more on asphalt because you will need two to three full replacements. Clay also provides better wind resistance, better fire protection, better energy efficiency, and better salt air durability. If you plan to stay in your home for 15+ years, clay tile is almost always the better financial decision. For a deeper comparison of asphalt options, see our complete roof lifespan guide.

Clay vs. Concrete Tiles

Concrete tiles are clay's closest competitor. They can mimic the look of clay at a lower cost ($6-$15/sq ft installed vs. $8-$25 for clay). However, concrete tiles have a shorter lifespan (40-60 years vs. 75-100+ for clay), are heavier (900-1,200 lbs per square vs. 600-1,100 for clay), and are more porous -- meaning they absorb more moisture, are more susceptible to algae growth, and can crack during freeze-thaw cycles. In coastal SC, where humidity is high and algae growth is aggressive, clay's lower porosity gives it a clear advantage. Concrete tiles can also fade and lose color over time, while clay tiles retain their natural color permanently because the color is inherent to the fired clay body rather than a surface coating.

Clay vs. Metal Roofing

Metal roofing -- particularly standing seam -- is one of the best roofing options for coastal South Carolina. Metal wins on weight (much lighter than clay, so no structural reinforcement is needed), installation speed, and versatility across roof pitches. Clay wins on lifespan (75-100+ years vs. 40-70 years for metal), aesthetic character (nothing looks like real clay tile), and salt air resistance (clay is completely inert while metal can corrode despite coatings). The choice often comes down to aesthetics and budget. If you want the longest-lasting, most salt-resistant roof available and your home's structure can support the weight, clay is the better choice. If you need a lighter, faster, more versatile installation, metal is excellent.

Clay vs. Slate

Slate is the only natural material that can match or exceed clay's lifespan. Premium S1-grade slate can last 100-200+ years. However, slate is significantly more expensive ($15-$35/sq ft installed), heavier (800-1,500 lbs per square), and even more specialized to install. Both materials are excellent for long-term durability and salt-air resistance. The practical difference often comes down to aesthetics: clay gives you the warm, Mediterranean look while slate provides a formal, old-world appearance. For most Myrtle Beach homeowners, clay tile provides 90% of slate's performance at 60-70% of the cost. For more details, see our slate roof lifespan guide and slate roofing coastal guide.

Master Comparison Table

Bottom line: Clay tile offers the best combination of lifespan, climate performance, and aesthetic appeal for coastal South Carolina homes. The only materials that outlast it (premium slate) cost significantly more, and the materials that cost less (asphalt, concrete) do not come close to matching its longevity or coastal resilience.

The headline number is 50 to 100+ years, but the actual lifespan of your clay tile roof depends on several factors that are within your control. Understanding these factors is the difference between a clay roof that lasts 50 years and one that lasts over a century.

Average Lifespan by Quality Tier

Factors That Affect Clay Tile Lifespan

The tiles themselves are only part of the equation. A clay tile roof is a system, and the system is only as strong as its weakest component:

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  Underlayment quality: The waterproof membrane beneath the tiles typically lasts 30-50 years. When it fails, the tiles must be removed, new underlayment installed, and tiles reinstalled. This "re-tile" process costs 50-70% of a new installation. Premium synthetic underlayment (like Grace Ice & Water Shield) lasts longer and is essential for coastal homes.
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  Fastener material: Galvanized nails corrode in 20-30 years in coastal salt air. Stainless steel or copper fasteners last 75+ years. Using the wrong fasteners in a coastal environment is the single fastest way to shorten your clay tile roof's life.
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  Flashing quality: The metal flashing around penetrations, valleys, and edges is a common failure point. Copper or stainless steel flashing lasts 50-75 years in coastal environments. Aluminum or galvanized steel may fail in 15-25 years.
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  Installation quality: Improperly aligned, poorly fastened, or incorrectly overlapped tiles allow water infiltration that degrades the underlayment and roof deck long before the tiles themselves show any wear.
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  Maintenance consistency: A clay tile roof that receives annual inspections and prompt repairs after storms will last decades longer than one that is neglected. Even small cracks or displaced tiles, if left unaddressed, lead to water damage that compounds over time.

Signs Your Clay Tiles Need Attention

Clay tiles rarely fail all at once. Look for these warning signs that indicate your tile roof needs professional attention:

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  Cracked or broken tiles -- visible from the ground or during inspection. Even hairline cracks allow water in.
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  Displaced or shifted tiles -- tiles that have moved out of alignment, often after high winds. Leaves exposed underlayment vulnerable.
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  Moss, algae, or lichen growth -- common in humid coastal climates. While not immediately damaging, heavy biological growth traps moisture and accelerates weathering.
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  Deteriorating mortar at ridges and hips -- the mortar or caulk that seals ridge and hip tiles degrades over time and needs periodic repointing.
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  Interior water stains or leaks -- by the time you see water inside, the underlayment has likely been compromised. Schedule an professional roof inspection immediately.

How Coastal Environments Specifically Affect Clay

Here is the critical distinction that separates our guide from every generic article on the internet: while the clay tiles themselves are highly resistant to salt air (clay is chemically inert to salt), the supporting components of a tile roof system are not. In coastal South Carolina, salt air accelerates the degradation of fasteners, flashing, underlayment adhesives, and mortar. This means a coastal clay tile roof's lifespan is determined not by how long the tiles last, but by how long the components beneath them last. The section on coastal and hurricane performance below covers this in full detail.

This is the section you will not find in any other clay tile guide on the internet. Every competing article treats clay tile as a generic product for generic climates. We install and repair clay tile roofs in one of the most demanding environments in the country: the South Carolina coast, where salt air, extreme humidity, and hurricane-force winds are facts of life. Here is how clay tile actually performs in these conditions and what you need to know if you are considering clay for a coastal home.

Salt Air Performance

Clay tile has a major advantage over most roofing materials in salt air environments: fired clay is chemically inert to sodium chloride. Salt spray does not corrode, dissolve, or chemically degrade kiln-fired clay. This is fundamentally different from metal roofing (which requires protective coatings that eventually wear through), asphalt shingles (where salt accelerates granule loss and binder degradation), and even concrete tile (which is more porous and absorbs salt-laden moisture).

That said, salt air does affect the non-clay components of a tile roof system. Fasteners, flashing, battens, and underlayment adhesives are all vulnerable to salt corrosion. This is why coastal clay tile installations must use stainless steel or copper for every metal component -- no exceptions. A coastal clay tile roof installed with galvanized fasteners will experience fastener failure decades before the tiles show any wear, which defeats the entire purpose of choosing a 100-year roofing material.

Humidity and Moisture Resistance

Myrtle Beach averages 76-78% relative humidity year-round, and summer humidity regularly exceeds 85%. This creates ideal conditions for moss, algae, and mildew growth on roofing surfaces. Clay tiles handle this better than most materials because high-fired clay has low porosity (typically under 6% water absorption), which limits how much moisture the tile body absorbs.

However, the underside of clay tiles -- particularly in the air channels beneath curved profiles like mission and S-tiles -- can trap humid air. Proper ventilation beneath the tile layer is essential. This is achieved through properly sized battens that create an air channel between the underlayment and the tiles, allowing moisture to evaporate before it can cause problems. In our experience, clay tile roofs on the Grand Strand that have proper batten ventilation channels show significantly less underlayment degradation than those installed flat against the deck.

Hurricane Wind Ratings and Installation Methods

Standard clay tile installations without enhanced fastening are rated for 90-110 mph winds. That is not enough for coastal South Carolina, where the building code requires resistance to 130-150 mph wind speeds in most coastal counties. To meet and exceed these requirements, three enhanced installation methods are used:

For maximum hurricane protection, many coastal SC installations use a combination of mechanical fastening plus foam adhesive. This dual-system approach provides both uplift resistance (from fasteners) and lateral resistance (from adhesive), creating a tile roof that can withstand Category 4 hurricane winds. For more on hurricane-resistant roofing options, see our best roofing materials for hurricane season guide.

SC Building Code Requirements for Wind Zones

South Carolina's building code (based on the International Residential Code with SC amendments) specifies minimum wind resistance requirements based on your location's designated wind speed zone. Horry County (Myrtle Beach, North Myrtle Beach, Conway, Carolina Forest, Surfside Beach, Murrells Inlet) falls in the 130-150 mph design wind speed zone. This means every roofing installation must be designed to resist those wind speeds without loss of materials.

For clay tile specifically, SC code requires:

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  Mechanical attachment of every tile (no mortar-only installations in high-wind zones)
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  Corrosion-resistant fasteners (stainless steel minimum in coastal areas)
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  Approved underlayment meeting ASTM D226 or ASTM D4869 standards
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  Enhanced perimeter fastening (double fastening within 3 feet of eaves, rakes, and ridges)
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  Product testing documentation proving compliance with TAS 108, TAS 114, or ASTM C1167

Real-World Performance on the Grand Strand

In our experience inspecting and repairing clay tile roofs across the Myrtle Beach area, properly installed clay tile systems consistently outperform all other roofing materials after major storms. During Hurricane Ian's outer bands (2022) and the nor'easters that regularly hit the Grand Strand, we observed the following patterns:

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  Clay tile roofs with proper mechanical fastening sustained little to no tile displacement in 100+ mph gusts
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  The weight of clay tile (a perceived disadvantage) actually helped resist wind uplift better than lighter materials
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  Damage that did occur was typically limited to individual broken tiles from flying debris -- not systemic wind failure
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  The most common post-storm issue was debris impact damage (broken tiles from tree branches), not wind uplift
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  Tile roofs that failed during storms were almost always poorly installed -- mortar-only attachment, inadequate fastening, or galvanized fasteners that had already corroded

Post-Storm Inspection and Repair for Tile Roofs

After any significant storm (Category 1 hurricane or higher, severe thunderstorm with hail, or tropical storm), clay tile roofs should receive a professional inspection within 48 hours. Here is what a proper post-storm tile roof inspection covers:

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  Broken or cracked tiles: Identify every damaged tile and mark for replacement. Even hairline cracks must be addressed because they allow water infiltration that will damage the underlayment.
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  Displaced tiles: Tiles that have shifted out of position leave exposed underlayment that is vulnerable to UV degradation and the next storm.
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  Ridge and hip tile integrity: Mortar and sealant at ridge lines often take the most wind stress. Check for cracked mortar, lifted ridge tiles, and compromised seals.
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  Flashing damage: High winds can lift or bend flashing at valleys, walls, chimneys, and vents. Any compromised flashing must be repaired immediately.
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  Debris accumulation: Remove tree branches, leaves, and debris trapped between tiles, in valleys, and in gutters. Trapped debris holds moisture and accelerates degradation.

Individual clay tiles can typically be replaced without disturbing the surrounding tiles, which is one of the material's repair advantages. A skilled tile roofer can remove a broken tile, install a matching replacement, and restore the weatherproof seal in under 30 minutes per tile. This is why it is important to keep a supply of matching tiles on hand after installation -- most contractors recommend keeping 3-5% extra tiles stored in a dry location for future repairs. For a broader post-storm checklist, see our hail damage identification and repair guide.

Clay tile installation is not a job for general roofers. It requires specialized skills, different tools, and a fundamentally different approach compared to asphalt shingle installation. Understanding the installation process will help you evaluate contractors, set realistic expectations, and avoid the most common mistakes that lead to premature tile roof failure.

Structural Requirements (The First Step)

Before a single tile is ordered, your roof structure must be assessed for load-bearing capacity. Clay tiles weigh 600 to 1,100 pounds per roofing square (100 square feet), compared to 200-350 pounds for asphalt shingles. Most homes built within the last 30 years with standard 2x6 or 2x8 rafters at 16 inches on center can support the weight of lighter clay tiles (S-tiles, flat tiles) without modification. However, heavier profiles (mission barrel tiles) and homes with wider rafter spacing or older construction may require structural reinforcement.

A structural engineer's assessment typically costs $300-$600 and is money well spent. The engineer will evaluate rafter size, spacing, span, existing load, and connection points, and will specify any required reinforcement. Skipping this step is not an option -- an overloaded roof structure will sag, crack tiles, compromise waterproofing, and potentially create a dangerous structural failure.

Underlayment Requirements

The underlayment beneath clay tiles is the true waterproofing layer of your roof. While clay tiles shed the vast majority of rain, water can and does get between tiles during wind-driven rain events. The underlayment is your last line of defense. For coastal South Carolina, we recommend:

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  Primary layer: Self-adhering ice and water shield membrane (Grace Ice & Water Shield or equivalent) on the first 3-6 feet from eaves and in all valleys
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  Field underlayment: Premium synthetic underlayment (Titanium UDL, GAF Deck-Armor, or equivalent) rated for 50+ years, covering the entire roof deck
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  Never use standard 15 or 30 lb felt paper beneath clay tiles in coastal zones -- felt degrades in 15-20 years and will fail decades before the tiles

Installation Process Overview

A professional clay tile installation follows these steps:

Timeline

A typical clay tile roof installation takes 5 to 10 working days for an average-sized home (2,000-2,500 square feet), compared to 1-3 days for asphalt shingles. Complex roofs with many hips, valleys, and penetrations can take 2-3 weeks. Weather delays are common -- tile installation should not be done in rain or when temperatures drop below 40 degrees Fahrenheit (mortar and adhesives need minimum temperatures to cure properly).

Why Specialist Contractors Matter

We cannot stress this enough: do not hire a general roofer to install clay tile. The installation techniques, tools, and knowledge required for tile roofing are fundamentally different from asphalt shingle installation. A contractor who primarily does shingles and "also does tile" will make mistakes that cost you thousands of dollars in repairs and decades of lifespan. When evaluating tile roofing contractors, ask for:

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  At least 5 completed clay tile installations you can inspect in person
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  References from tile roofing projects specifically (not just general roofing references)
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  Manufacturer certification or training documentation for the specific tile product you are installing
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  A detailed scope of work that specifies underlayment type, fastener material, flashing material, and installation method

For guidance on evaluating roofing contractors, see our roof inspection guide which covers what a thorough professional assessment looks like.

One of clay tile's biggest selling points is low maintenance -- and that claim is mostly true, with an important caveat: low maintenance does not mean no maintenance. A clay tile roof that receives regular, minimal attention will last decades longer than one that is ignored. Here is the maintenance schedule we recommend for clay tile roofs in coastal South Carolina.

Annual Inspection

Schedule a professional tile roof inspection once per year, ideally in November after hurricane season ends. The inspection should check for cracked or broken tiles, displaced tiles, deteriorating mortar at ridges and hips, flashing condition, gutter integrity, and any signs of moisture intrusion in the attic. Annual inspections cost $150-$350 and consistently prevent small issues from becoming expensive repairs.

Cleaning (Moss and Algae in Humid Climates)

In coastal SC's humid climate, moss, algae, and lichen will grow on clay tiles -- especially on north-facing slopes and shaded areas. This biological growth is cosmetic at first but eventually traps moisture and can accelerate surface weathering. Clean tile roofs every 3-5 years using a low-pressure wash (never high-pressure, which can damage tiles and drive water under overlaps) or a professional-grade algae treatment. Zinc or copper strips installed near the ridge line can significantly reduce biological growth by releasing metal ions during rain that inhibit moss and algae.

Individual Tile Replacement

When individual tiles crack from impact (tree branches, hail, or foot traffic), they should be replaced promptly. A skilled tile roofer can remove a damaged tile and install a replacement in 15-30 minutes. Keep a supply of matching tiles stored in a dry location after your initial installation -- most contractors recommend storing 3-5% of the original tile order for future repairs. Matching tiles from the same production run ensures consistent color and profile.

Flashing Maintenance

Check flashing at chimneys, walls, valleys, and vent penetrations annually. Copper and stainless steel flashing are the most durable options for coastal homes but still require periodic inspection for lifted edges, corrosion at sealant joints, and compromised seals. Flashing repairs are typically inexpensive ($200-$600) but prevent water infiltration that can cause thousands of dollars in structural damage.

Seasonal Maintenance Schedule

Total annual maintenance cost for a clay tile roof in coastal SC is typically $200-$500 per year for inspections and minor repairs -- significantly less than the cost of the premature roof replacement you would face without it.

Clay tile is not the right choice for every home. It is a premium material with specific requirements, and choosing it for the wrong situation wastes money. Here is a decision framework that helps you determine whether clay tile is the best fit -- or whether another material would serve you better.

Clay Tile Is the Best Choice When:

Choose Something Else When:

The bottom line: Clay tile is a generational roofing material. When it is the right fit -- structurally, aesthetically, and financially -- it delivers value that no other roofing material can match. A clay tile roof installed today on a coastal South Carolina home could still be protecting that home in the year 2100 and beyond. Few investments in your home can make that claim.