I Loved This 90-Year-Old Home Feature, But Now it's a Maintenance Nightmare

Ever since I was a little girl, I always wanted to live in a Tudor-style home. It probably started when I visited Shakespeare’s house in Stratford-upon-Avon, England. The exposed timber framing, adorning brickwork, and intriguing window panes — I loved it all. That’s why I couldn’t pass up buying my 1930s Tudor Revival-style house with a gorgeous slated roof.

I loved that slate roof. It exudes timeless, sophisticated beauty and gave my home a distinct character I hadn’t seen anywhere else in my search. I could immediately envision sitting in the oriel window, listening to the sound of soothing rain falling above — not to mention my pride in having my own slice of history. After all, slate is a traditional roofing material you don’t typically come across anymore.

Plus, the previous owners retrofitted the home in the late 1990s for contemporary living, but still maintained its old-world charm. I could finally live out my childhood dream — without having to do an expensive renovation project.

Unfortunately, I soon realized that the slate roof came with unexpected maintenance challenges. I first noticed something was wrong after heavy rain rolled through — I saw water leaks around my chimney. That’s when I found missing slates on the roof and deteriorating eaves.

Ami Feller, the owner of Roofer Chicks in New Braunfels, Texas, says water can seep under a slate roofing system with just one broken or slipped tile, which makes sense since I had two missing and three broken on my roof. If left alone, your roof repair could go from fixing a few shingles to replacing the underlayment, battens, and decking.

Slate is highly durable and water-resistant, but a compromised roof like I had, with missing or broken slate pieces, can worsen with heavy rain and wind. Oftentimes, water will seep into the house, leaving stains on the ceiling and walls. If left alone for too long, the damage could result in structural issues.

So I had no choice but to do something. I called a professional roofer — there was no way I was getting on a ladder with my fear of heights. Right away, they measured my roof’s steepness and age. (The National Slate Association recommends an ideal roof slope of 8:12 or more, although 12:12 to 18:12 is best. Steepness ensures water flows more efficiently on an angle to prevent infiltration and preserve the roof’s integrity.) While my Tudor home’s roof pitch was within the appropriate range, its structure was no match to its aging materials.

Slate roofs can last 75 to 150 years with proper maintenance. My roof was original to my older home, though. On average, slate roof repairs run about $2,000, while a full replacement averages $13,348, per Angi. I opted to replace only the existing damage, but I knew I was only putting off the inevitable. I also had difficulty finding suitable replacements for repairs and skilled contractors with experience working on vintage homes.

Pests were also an issue. Beetles burrowed in the wood underneath the slate, while bat droppings corroded the materials and caused mold growth, both weakening the roof structure and posing a significant health risk. I had to hire a specialist to check for exit holes and use a special sealant to keep new pests out. While the bats left on their own — possibly with the help of my three cats — I discovered that cleaning bat guano could cost between $600 and $8,500, depending on the amount. The exercise of getting rid of the pests cost me well over $2,000.

My nightmare just wouldn’t end — I had to pay to repair the interior water damage, too. Fortunately, it wasn’t too extensive, but I did have to pay roughly $1,500 for mold remediation — about the national average. I also set up several HEPA filter vacuums to clear toxic mold and dust spores from the air.

At a loss, I looked online to see if I was alone in dealing with a lemon of a roof. I learned that many people with slate roofs check theirs out seasonally or after severe weather to be on the safe side. They said that cleaning the gutters two or three times in the fall also helped prevent debris accumulation, allowing for better water flow.

I’ve gotten in the habit of scheduling inspections yearly and after severe storms to catch problems early so they don’t get out of hand. Many inspectors now use drones to make the process even quicker. The company I use also has an annual maintenance plan that reminds me when to schedule an appointment each year. It even sends an inspector to my home after a storm at no charge unless something is wrong.

On average, I pay about $200 for each inspection, but it’s worth the cost. Otherwise, take it from me — your charming vintage-style exterior can otherwise rack up a high bill. According to experts, you should expect to spend about $40,000 for a slate roof installation — $11 to $20 per square foot for materials and $10,000 for the decking or frame. These expenses typically don’t include labor, either.

Despite all my troubles with my roof, Tudor homes are still stunning architectural wonders. However, I’ve learned that I can’t choose somewhere to reside based on aesthetic appeal alone. It’s critical to understand the responsibilities that come with living in an older residence with so many original features.

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