Most inspectors are not experts in every faction of the inspection. Based on this, if there is a problem with the roof, we recommend bringing in a licensed and insured roofing expert for a professional evaluation. Be sure you get a written report. Be certain to ask, "How many years the roof hav left before it needs to be replaced?"
If the answer to this is, it needs to be replaced NOW, you need to take this information back to the seller and negotiate a solution that is satisfactory to both parties.
1. The seller can reduce the price and the buyer can have a new roof installed with the savings after closing(this is my prefered choice- because you get to select who does the work and have all warranty information on the work).
2. The Seller can offer to split the cost of the new roof.
3. The Seller can refuse to fix or replace the roof.At this point the Buyer has two options:
A. The Buyer can walk away and find another house if he does not like the deal. If he does this within the Option Period he should get his Ernest money back and only loos ethe Option money. This puts you back to square one with the home search.
B. Buyer can decide he really wants the house and will continue with the purchase and simply pay to replace the roof after closing himself.
I suggest you contact your Realtor or any local Realtor to find out the local guidelines. Good Luck!
I am typically successful in negotiating repairs to be paid by the seller. However, every situation is unique and it really depends on how the home is priced in comparison to the market. If you are getting a great deal, then the seller will be less likely to oblige.
A bad roof is considered a defect and would need to be disclosed to other potential buyers if the home were to come back on the market. The seller will likely want to work with you because they will run into the issue with the next buyer as well.
Get estimates on the cost and submit a request for the seller to pay 100%. See what they say. If they counter, try splitting it 50/50.
Best of luck
If the buyer asks for the seller to come down on price so that the buyer can replace the roof after purchase, then the buyer gets to choose who does the repair.
Sometimes the seller & the buyer split the difference in price.
Ask your buyer's agent for their recommendation in this instance. Your agent will also know a few roofers in your area.