It's really a function of price. If the price of the home is low enough so that a buyer sees that the value proposition he is evaluating provides him with enough upside so that he can afford to fix the roof once he buys the property and add more value to the asset doing, that versus paying, orr overpaying for the equivalant roof investment if the seller makes the replacement.

Of course, many buyers cannot afford to make an investment in a new roof once they buy the property, so by not making the improvement, as the seller, you effectively may reduce the total population of buyers that can attempt to make a purchase. Again, its all a function of the price point.

Vito Boscaino
Help-U-Sell North High Realty
Managaing Partner / Realtor / MBA
614.447.3050

I think you should replace the roof unless you are pricing and selling the home as a fixer. What buyer wants to buy a home that needs a roof, they start wondering what else will I need to do? The best priced homes in the best condition are moving.

In this market, yes the Seller should replace the roof. Take in to consideration the fact that unless this property is very unique it is probably competing against similar listings in the area. The listing needs to be in good condition to have a chance in the market.

Generally all repairs should be made before a house gets put on the market, since potential buyers tend to overestimate the cost of needed repairs and upgrades. A house that needs obvious repairs is generally considered to be a fixer, and thus won't bring as much profit to the seller as a house that is in move-in condition. A seller experiencing financial difficulties will need to evaluate which repairs to complete and which to leave up to the buyers. A credit at closing will generally bring an overall lower profit to the sellers, since the buyers will tend to negotiate the price lower and take the credit offered for repairs as well.

In most cases, if the roof needs to be replaced- yes, the seller should replace it before putting the home on the market. As with most repairs or improvements, it depends on the condition of the home and the market, but if a roof is in need of being replaced, the seller should do the work as part of the overall preparation for getting the home ready to sell. Most buyers have a difficult time seeing past negatives and many times over-estimate the costs involved, which may bring in a lower offer, even if the seller has already taken the repairs into consideration when pricing the home. When a home shows its best and is in top condition it brings in the best offers.

My recommendation is to almost always d what needs to be done in terms of obvious repairs. If cash is an issue there are roofers who will repair the roof after escrow opens (let the buyers select the colors, etc.), then pay them out of the proceeds. The more the buyers "own" the new property, the more likely you are to have fewer entanglements afterwards. That is one good reason to have a home inspection prior to putting the home on the market if there is a lot of "deferred maintenance" (things that should have been done during the seller's ownership of the property". The moral to the story is to keep you property well-maintained so you can enjoy the benefits of a well-maintained home, so when you do sell, you don't have a lot of "catch up" work.

Maureen: I agree with both (the other) Maureen and Carole. Many buyers shy away from repairs that will drain them financially after the close of escrow. Moreover, we have found insurers in California declining to insure homes with old wood shingles because of the fire hazard.

Yes, I would suggest that. Buyers expect things like roofs, electrical and the furnace to be in working order. At worst you turn off someone from making an offer, and they may wonder what other things have been deferred. You also risk the potential purchaser over inflating the cost of repairs when they make an offer.

Yes, if it's financially feasible, I say do it. It's a buyer's market and they are tending to pick the homes with the work already done...since there are so many homes to choose from. If you cannot afford to fix the roof, then I would suggest you have the Realtor® listing the house state in the computer listing info a dollar amount to be provided by the seller to the buyer at closing for the roof.