Even if you can't get a 5-year cert, I still don't think its unreasonable in your counter of the buyer's request to say what you said here. There have been no issues with the roof past or present, but you recognize the buyer's situation. Rather than just flat out say no, you would be willing to contribute half to the cost of a replacment ...(oh here's another reason to get a roofing contractor out there to look...you can get an estimate of how much half really will be).
If you're armed with facts and are willing to work things out (as it sounds like you are), then it's not unreasonable to do what you are proposing.
Whether or not it's practical is a whole different subject. I'm not familiar with your area's market condition, but if there are plenty of houses like yours without the roof issues, ..the buyer could simply walk and find something else.
Keep in mind, it's not just what you're offering that matters, it's your delivery.
It's like saying ..Hey..I realize your inspector says the roof is old and should be replaced, .. I've got a roofer that says this
Yes, I have done that many times on deals. Of course it depends on the agents involved and how it is handled. It also depends on your market. If the buyers can easily go to house #2 then you might lose them. I have said in the past " The buyers are getting 100% percent of the enjoyment from this addition. Might it be possible that they contribute 50% of the value.â€
This is a buyers market in most areas, if in Pittsburg they can easily say "NEXT". You might reconsider, or wait for the next buyer.
Good luck to you.
ReMax Preferred- Toledo, Ohio