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Clay and concrete tile roofing is less common in Minnesota than in warmer climates, but it does appear on custom homes, some commercial buildings, and structures built in a Mediterranean or Spanish influenced architectural style. Both materials are formed and fired or cured into individual tiles that interlock or overlap in a pattern designed to shed water, and both are considerably heavier and more rigid than asphalt, wood, or synthetic roofing, which changes how they respond to impact and wind forces. The added weight also means the underlying roof structure must be engineered to support tile roofing, a design consideration that is typically addressed at the time of original construction rather than at the time of a later repair.
Clay tile tends to be harder and more brittle than concrete tile, and it typically fractures cleanly when struck by a sufficiently large hailstone, often producing a visible crack line or a small chip at the point of impact. Concrete tile, being a cementitious product, can absorb smaller impacts without visible cracking due to its greater mass and different fracture characteristics, though it remains susceptible to cracking or spalling from larger hail or from impact combined with existing stress points such as prior repairs or improperly seated tiles. Because both materials are installed in overlapping courses, a cracked tile does not always compromise the roof’s water shedding function immediately, but it does create a point of ongoing vulnerability to further cracking and water intrusion over time, particularly through Minnesota’s freeze thaw cycles where water trapped in a crack can expand and worsen the damage.
Wind performance on tile roofs depends heavily on the fastening system, which varies by installation era and by whether tiles are nailed, screwed, mortar set, or attached with a foam adhesive system. Older tile roofs relying primarily on friction and gravity with minimal mechanical fastening are more susceptible to tile displacement or loss during high wind events than roofs installed under more current fastening standards. When evaluating wind related tile loss, identifying the fastening method used, which sometimes requires lifting an intact tile to inspect the fastener beneath it, provides useful context for understanding why some tiles failed while others in the same wind event remained in place.
Breakage during routine roof access is a well recognized issue in the tile roofing trade. Walking on clay or concrete tile without proper technique or without walk pads can crack tiles that were otherwise undamaged, and this creates a documentation challenge when a roof requires inspection or partial repair, since new breakage can occur during the evaluation process itself. Experienced tile inspectors typically use specific foot placement techniques and sometimes distribute weight with boards or pads to minimize this risk, and noting these precautions in an inspection report supports the reliability of the damage findings.
Sourcing matching tile presents similar challenges to matching slate, since clay and concrete tile profiles, colors, and textures vary by manufacturer and can be discontinued over time, which affects repair scope decisions when an exact match is not available. Some tile manufacturers maintain long production runs specifically to support future repairs, so checking with the original manufacturer before assuming a product is unavailable is a worthwhile step in any tile roof evaluation.
This article is general education about how the appraisal process commonly works. It is not legal advice, and specific procedures can vary by state and policy.
Russ Lis is a working property insurance appraiser and umpire based in Minnesota, serving clients nationwide. Contact Appraisal Resolution.