Should I replace roof now or make it part of the sell process? I'm strapped for cash until then.

Asked by Vicki Darkow, Oklahoma City, OK Wed Nov 17, 2010

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63
Laura J. Ree…, , Toms River, NJ
Fri Nov 19, 2010
Vicki, ultimately in a perfect world you would have wanted to replace the roof so you can get the best possible price for the sale of your home. Unfortunately, if you are strapped for cash, it would be wise to bring your sale price down to take into consideration the repairs or replacement costs the new buyer will have to endure on their own to replace the roof.

My advice is to talk with your listing agent, if the roof is in terrible condition you may have no choice but to replace it, terrible meaning it is leaking, if there are shingles missing etc., perhaps you can repair instead of replace? If you choose not to replace the roof just be prepared for the home sale price to go down accordingly.
2 votes
I agree, if you are strapped for cash you should probably hold off on the roof repair. You will have to take it out of the price of the home though. That is the only downside. You should talk with your agent to see what they would recommend. http://www.roofswest.com
Flag Fri Mar 6, 2015
I have to agree with Laura Reeves because it's an honest and reasonable answer. If you don't want to think logically then I would say just replace the roof and worry about how you're going to make it through until your next check. Also, the roof shouldn't be a big deal unless it looks like it could possibly be a deal breaker, for a buyer.

http://www.paramountroof.com/
Flag Thu Nov 20, 2014
I think Laura is right. It would have been better if you had replaced your roof first. You home should still sell though. I'm sure someone will be able to repair the roof after they buy your home. You may just have to sell your home for less. http://www.roofdentist.com/services.html
Flag Mon Oct 27, 2014
I agree with the previous commenter. If possible it you should replace your roof before attempting to sell your home. New owners will be happy they don't have to worry about maintenance. A new roof will add a lot of value to the home.

Norah Chandler | http://www.cazeaultroofing.com/
Flag Thu May 29, 2014
Anna M Brocco, Agent, Williston Park, NY
Wed Nov 17, 2010
What is your agent advising--and without many details--does the roof leak, does it need total replacement, partial fix, what is the overall condition, etc.,-- consider--the buyer’s home inspection will reveal any potential problems giving the buyer leverage to lower the price of the house by an amount that is more than the cost of making repairs. Check out local merchants through the Chamber of Commerce and ask for neighbor recommendations. If a neighbor is contemplating doing roof work, you might work out a package deal to save you both money.
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2 votes
I agree with Anna, you should really find out the exact condition that the roof is in before making this decision. If the roof is in pretty bad shape potential customers might not even want it to begin with. I'd definitely look at what your Realtor would suggest before moving forward with any plans you have. http://alfsroofing.com/
Flag Mon Oct 12, 2015
Don Maclary, Agent, Virginia Beach, VA
Fri Nov 19, 2010
If your sure you have enough equity in the home to cover the roof figure out how to get it replaced.
If the roof is bad your home will be mentally rejected by the buyer before even entering.

Flip side is if the curb apeal and roof look good you may draw ah higher offer than you would if the buyers
start deducting from your ask price from the curb.
1 vote
This is really good advice. So would you know any good roofing companies, then? I'm looking at these guys http://www.greatcanadian.ca/services/roofing/ but I'm not sure if I'm gonna go with them or not yet.
Flag Fri Feb 22, 2013
Jeffery Sklar, Agent, Las Vegas, NV
Fri Nov 19, 2010
I was intrigued by your question so I called a good friend of mine who owns a large roofing company. He said that they, and most large roofers, offer financing to homeowners. He even stated that they are still doing this in todays market. I would call around and find a roofing company that does this. The terms I was quoted was 10% down, no payments for 12 months. Interest does not accrue if the amount is paid off prior to the end of the 12th month. This option would give your home more curb appeal, save you cash, and make your home more attractive.
1 vote
I agree. I've been researching a roofing contractor in Albuquerque, and roofing in general, and I think if you can find someone that does that, it's definitely the best way to go. Curb appeal for the win! :)
Flag Thu Feb 7, 2013
Cari Rieder, Agent, Davenport, IA
Fri Nov 19, 2010
I would definitely replace the roof. In this market, sellers need to have their homes in tip-top condition and priced right. If you are strapped for cash, check with some different companies about the option of paying part up front and part at closing. Because many contractors are also feeling pinched for business these days, they may consider creative payment schedules.
1 vote
This is great advice if you want the best sell on your home. Every home owner should know some options like this if they are worried about covering themselves with a repair. Your home will be much more appealing to potential buyers if you have your roof replaced. http://www.us-roofing.com
Flag Sat Feb 21, 2015
Stephen Katz, Mortgage Broker Or Lender, Atlanta, GA
Fri Nov 19, 2010
Unless you sell the house at bargain basement price,I doubt there will be a buyer who will buy a house with a pretty old or damaged roof, Since this is a major repair for any homeowner. Do some research to find anyone that can help you fix that roof in the budget you can afford.
1 vote
I also think that it will be difficult to sell your home without a new roof. It is such a crucial component of a house, and having an inadequate one may scare away buyers. You should at least get some quotes from a couple roofing contractors.

http://www.switzerconstruction.ca/roofing.html
Flag Fri Aug 22, 2014
Eugenia (Jea…, Agent, Mount Laurel, NJ
Fri Nov 19, 2010
I'd replace it now. With some many homes on the market, a Buyer may not want to proceed with a home that needs a roof (even if you'd repair prior to closing), or discount an offer more than the cost of a roof. Your marketing shots will reflect the poor condition, and may turn off Buyers, as well.
1 vote
I agree and think that it would be a good idea to have it replaced now. It would be much more appealing to a potential buyer if it had a new roof. Also delaying it may cause more issues to come up because of it. http://www.goroof1.com
Flag Mon Feb 23, 2015
Jerry Lucius, Agent, Memphis, TN
Wed Nov 17, 2010
Replacing or repairing a roof in need of work may not add equity in your pocket, however it will save you money long term andnhelp sell your home quicker.
1 vote
Jim Walker, Agent, Carmichael, CA
Wed Nov 17, 2010
We are headed into winter. Do you have active leaks? Is the condition so precarious that major damage to the house under the roof is probable? If so, you might have to put on a roof to protect the rest of the house. Your insurance company might deny your claim for water damage if the roof is that dilapidated.

Aside from the gamble on damage, a new roof will make your house more attractive than the competition that has an old roof, so you should be able to recoup, through the sale, most of the money you spend on replacing it. Even if you spend $10,000 to tear off the old roof and replace it..(always do a full tearoff. - my opinion. ) and only recoup two thirds of it in sales price, the action may be worth doing to get the quicker sale from a financed buyer.
1 vote
I agree with Dolores. I would see what they buyer says. If they want a new roof or repairs made, then look into having some work done on it. Otherwise, I'm not sure by how much it would increase the cost of your house. Good luck and I hope you find what you are looking for! http://russlundinroofing.com/Roof%20Repair.aspx
Flag Mon Sep 8, 2014
Clark Riel, Agent, Reno, NV
Wed Nov 17, 2010
Just a head up, roofs can be a problem for the Buyer obtaining financing, whether FHA or conventional. An inspection may revel minor problems you and the Buyer decide will not be a road block in the purchase. Then the Buyers lender sends out the appraiser who notes the smallest of problems and the lender comes back and says the roof needs to be fixed and will not proceed without a roof certification. If you can't afford to fix it the lender will not allow any credit for repairs, they want if fixed before the close of escrow. Talk to your agent. Maybe it will help you to call a roofing company and get a free estimate of repairs. A roofing company will charge for a roof inspection, but will give you a free estimate and a lot of times the person doing the estimate will be very informative if you ask a lot of questions. Good luck.
1 vote
Exactly. You don't technically have to repair it before you sell, but it will certainly affect the offers you get. It's just a smart move to get around to it early. Roofing can be a major point to prospective buyers. | http://www.raysroof.com
Flag Mon Dec 8, 2014
Bob Oatmeyer, Home Buyer, American Fork, UT
Fri May 22, 2015
If you are strapped for cash until then perhaps you might want to make it part of the sell. However if you think that it could help your home sell faster then you may want to really think about the decision. There might be a way you could manage to have the replacement before hand. http://www.classicremodeling-nj.com/roofing-2/
0 votes
djennifer009, , Salt Lake City, UT
Mon Mar 23, 2015
Even if you're short on funds, I still think it's worth your money to replace the roof. Curb appeal can make all the difference when it comes to selling a house. You'll get more value for your home than if you lower the price to compensate for an old roof. http://www.bandjroofing.com
0 votes
Jackson Will…, Home Buyer, Provo, UT
Tue Mar 10, 2015
It doesn't really matter either way, you might be able to keep a bit more money for yourself if you replace the roof now, but if you don't have the money now, waiting won't hurt. You can set things up to give the buyers a discount of enough money to replace the roof. That among other things will make it a lot easier for you to get everything figured out right.
http://www.wproofing.com/services
0 votes
Celine Sande…, Home Buyer, Walla Walla, WA
Tue Mar 3, 2015
Honestly, Vicki, I think having a new roof would increase the resale value, along with increasing the clientele interested in looking. However, that's hard to do if you're strapped for cash, like you said. If you can get the roof done for a good quote from calling around, you should consider getting the roof done. I'd also opt for a material that's strong, reliable, and affordable. Good luck, Vicki!
http://www.deananddunnroofing.com/roofing/
0 votes
djennifer009, , Salt Lake City, UT
Tue Feb 24, 2015
If you can't afford to replace the roof, then you're going to have to lower your price. Roof replacements are expensive, and your buyer will have to have it done if you don't. Just be open and willing to communicate, and it shouldn't hurt the sell. http://midwestdamageassessments.com/cedar-rapids
0 votes
Caleb Hart, Renter, Orem, UT
Wed Feb 18, 2015
I guess it depends on the buyer. There are a lot of buyers that want to buy a house that is done. They don't want to have to work on it or put additional money into it. Other buyers could care less, just as long as the price is low. It depends on who you're going to sell it too I suppose. http://www.dixielandofal.com
0 votes
Carol Lin, Agent, Cupertino, CA
Sun Feb 15, 2015
Hi Vicki,

Roofs can certainly be part of the sale process. It depends on whether the market is hot and/or the condition of the rest of the house. If the rest of the house is in decent shape and the market is hot, then you can either replace the roof or sell the house with the old roof. When replacing the roof, the roofing contractor will normally also replace wood that has dry rot damage. It is important to get a good roofing contractor. You can also get a roof inspection. The inspector can give you recommendations whether you should replace the roof or not. They may give you quotes for both replacing and repairing it.
0 votes
Kelsey Compa…, Home Buyer, Provo, UT
Thu Feb 12, 2015
I think that it would be a good idea to replace the roof now. It would be more appealing to a possible buyer in the market. You can always at least look into it and get an estimate for it. http://robideauroofing.com
0 votes
Skylar Mitch…, Home Buyer, American Fork, UT
Fri Jan 30, 2015
If you possibly can, you definitely want to try to replace the roof before you sell it. Then you can get it sold for a better price, and buyers will be more interested in considering the house if they know they don't have to replace the roof. Overall, if you want good interest for your home, you should probably figure out a way that you can get it repaired well! http://crosbyroofingusa.com/residential
0 votes
Kelsey Compa…, Home Buyer, Provo, UT
Thu Jan 29, 2015
Most potential home buyers would probably see it more appealing if you replaced your roof now. You may even be able to sell it faster. I would recommend at least getting a quote for it. http://www.tothroofing.com/Roofing_Repairs_and_Replacements_…
0 votes
Kelsey Compa…, Home Buyer, Provo, UT
Wed Jan 28, 2015
It would probably be a good Idea to replace your roof before the sell. You should look into having someone looking at it so you can get a quote for it. I think that a new roof would be much more appealing to any potential buyers out there. http://www.cascobayroofing.com
0 votes
Jennifer Fiv…, Agent, Red Hook, NY
Fri Jan 9, 2015
If the roof is not fixed prior to listing the house for sale, you would get lower offers. Taking care of the roof upfront would cost less.
0 votes
Myersjulie31, Home Buyer, Blakeslee, PA
Fri Jan 9, 2015
I think that you should probably try to get the roof replaced. Then it will look more appealing for different buyers. They might not be very excited about buying a home that they know has a bad roof. It will probably put off a few buyers if they aren't sure that the roof will be fixed. http://www.slaughter-roofing.com/services/
0 votes
Kelsey Compa…, Home Buyer, Provo, UT
Tue Dec 23, 2014
From the experience I have had I would recommend replacing the roof now. It make make the sell go by even faster. If the sell goes by faster then you may end up with some extra cash in your pocket. http://awkuettel.com/services/roofing/
0 votes
garypuntman, , Los Angeles, CA
Mon Dec 22, 2014
I think it's a good idea to get a new roof. It could help add value to your home. I would look into this to see what you can have done in order to help your roof look better. http://www.reliablerestorations.com.au
0 votes
Judi Monday,…, Agent, Green Valley, AZ
Mon Dec 15, 2014
I would make it clear in your listing that you will replace the roof prior to the close of escrow.
0 votes
Eugene Dean, Home Buyer, Provo, UT
Mon Dec 15, 2014
Replacing your roof will maximize the selling price of your property. If you don't get a new roof, you will have to give the buyer a credit. Even though you are strapped for cash, you might not have a choice. If the roof is deemed unsafe, you will have to repair it before you can legally sell the home.

http://www.dreyroofing.com/residential/roofing/
0 votes
Bryan Horn, , 92101
Sat Dec 13, 2014
I would not be concerned about replacing a roof unless the appraiser of the home says that it is falling apart and must be replaced now. One major clue the appraiser will get is if there are water stains on the ceiling.
The easy remedy for that is to do a touch up paint job.

Now if the roof must be replaced and the buyer can't find a lender who will do a loan on the house then contact me and I can get a Renovation loan for them. You'll only need to get a state licensed contactor to do the work and we will pay them out of escrow after the home closes and you move in.

bryan.horn@wellsfargo.com 858 805 5347
0 votes
Kiara Jane T…, Home Buyer, Kansas City, MO
Fri Dec 12, 2014
With the amount of houses on the market right now, a buyer may just overlook it due to the condition of the roof. If I were you, I would get it replaced before you sell. It will add curb appeal and draw attention. http://www.americanroofingrepair.com
0 votes
Mary Jane Pr…, Home Buyer, Provo, UT
Mon Dec 1, 2014
I would strongly suggest that you replace your roof now. That could really help add to the value of your home. I think that replacing your roof would be a really solid investment. It may be hard to replace now, but it could be worth it in the long run.

Mary Jane | http://www.majesticroofing.us/services/
0 votes
Kelsey Compa…, Home Buyer, Provo, UT
Mon Nov 17, 2014
I think it would all depend on what shape your roof is in. If it is in really bad shape you may want to do it now but if it can hold off longer you may be able to do it later. I would recommend communicating with your buyer. http://www.emeraldroofing.net/about
0 votes
Mark Leach, Home Buyer, Pine Bluff, AR
Thu Nov 6, 2014
I just bought a home that has a bad roof, except they didn't tell me about it. I guess it's my fault that i didn't have it inspected, but I was too worried about the foundation, pipes, electrical, insulation etc. There is a lot of things to go through when you buy a new home! Anyway, do you know a company that i can contact about roof repair?
Mark Leach | http://www.georgoulisroofing.com/photo-gallery/residential/
0 votes
Jackson Will…, Home Buyer, Provo, UT
Wed Nov 5, 2014
Ultimately it depends on what your willing to lose in the sale process. If you want to get as much money as you can out of the house it would be a good idea to repair the roof before you start the sale. If you really can't afford the roof repair, then you should reduce the price of the house to allow for the repair the buyers will have to make.
http://www.nmtroofing.com
0 votes
trippvanderb…, , 10027
Mon Oct 27, 2014
If you are strapped for cash then don't worry about it. If the roof needs necessary repairing then do what is necessary. The new owners will figure the rest out. http://www.cascobayroofing.com
0 votes
trippvanderb…, , 10027
Mon Oct 27, 2014
If you are strapped for cash then don't worry about it. If the roof need necessary repairing then do what is necessary. The new owners will figure the rest out. http://www.cascobayroofing.com
0 votes
Randy Stoker, Agent, Carmichael, CA
Wed Oct 22, 2014
You may have to reduce the price of house in order to make the sale. Please consider that FHA or VA cannot insure loans on houses with bad roofs so your buyer will be financed by a conventional loan or all cash; which reduces the amount of eligible buyers. If you could find a way to replace the roof now that would increase your odds of finding a buyer at a market value price.
0 votes
Diana Hellman, Agent, Larchmont, NY
Tue Oct 21, 2014
It's clear that if you put a new roof on your home, more buyers will be interested as today's buyers would rather have very few, if any, projects to do. If you can't, then you will have to negotiate, unless you put it at a significantly lower price with an "as is" comment. If the rest of the house is in need of work, that would be one alternative.
0 votes
Caleb Hart, Renter, Orem, UT
Tue Oct 21, 2014
I think it would have been better if the roof was replaced at the time of sale. That way you could roll the cost of the roof into the sale price. When buyers are looking at a house, it's a real turn-off when they know that they'll be buying a house just to do repairs on it. Because you're strapped for cash though, you might just have to bring the sales price down anyways. http://www.cooperroofing.ca/services.htm
0 votes
Stan Tobiason, Agent, Twin Falls, ID
Wed Jul 30, 2014
You are most likely going to need to fix it before you close on the home. Some contractors are willing to wait a little bit and get paid at closing..
0 votes
Zeda Jackson, Home Buyer, Fullerton, CA
Wed Jul 30, 2014
I would put it part of the sell process. That way the soon to be owners will have a say on what they would like and you can work out a deal. Especially if you are strapped for cash it may be easier to go through the selling process.


http://www.danmccullersroofinginc.com
0 votes
Judi Monday,…, Agent, Green Valley, AZ
Thu Jul 17, 2014
You have two options--price it to allow for the roof repairs or get the roof fixed and price at market value. In the long run if you can swing it you would be better having the roof repaired before you list it so it doesn't scare buyers off.
0 votes
Tim Johnson, Home Buyer, Provo, UT
Thu Jul 17, 2014
Roofs are one of those things people don't really feel like dealing with when they move into a brand new house. Especially with it being residential roofing it will be a worthwhile investment several times over. That being said when you're looking for homes and the roof isn't up to par on a home you want, you can get the home for cheaper and increase the value immediately by repairing the roof. http://www.penroof.com/
0 votes
whiskeyjenki…, , Silver Spring, MD
Wed Jun 18, 2014
If you don't have the cash for it, you probably should just include it in the sale. Ideally, you would want to have it replaced before the sale but that seems too hard in this case. Find what it will cost to replace it and adjust your sale price.

Will Jenkins | http://www.roofingcontractorsanbernardino.com/residential.html
0 votes
Jeanne Feeni…, Agent, Basking Ridge, NJ
Sun Jun 15, 2014
Agree to price based on what you have to sell - buyers are keen for updates, but if you do not have the cash to cover, then price accordingly. Having said that, if you have any active leaks, those should be repaired before you list your home for sale.

Best of luck to you!
Jeanne Feenick
Unwavering Commitment to Service, Unsurpassed Results
0 votes
karablader, Home Buyer, Utah County, UT
Tue Jun 3, 2014
More people are willing to buy a house if the roof has already been replaced. It can be stressful having a roof replaced so buyers don't want to have to deal with that. If it's really not possible for you financially to get your roof replaced then make sure you adjust your sell price so that buyers are interested in the house, even with an old roof.
Web Reference:  http://www.gnhroofing.ca
0 votes
Randy Stoker, Agent, Carmichael, CA
Sat May 10, 2014
If the roof is leaking or damaged then you should probably find a way to replace the roof now. If you try to sell the house "As Is" with a bad roof the offers will probably reflect more of a discount than actual cost to replace roof. Plus a house with no issues will sell faster .
0 votes
4dvancedWind…, , South Jordan, UT
Thu Apr 24, 2014
Honestly, if you're strapped for cash, it may be smart to lower your price to account for repair costs for the new owner. If you're just looking to sell your house asap, this might be a better plan financially. I understand that this thread is 4 years old, so I'm posting this for anyone in a similar situation. I'm the owner of a roofing company, Advanced Windows USA. If you'd like to ask more detailed questions I'd love to chat with you.

My website: http://advancedwindowsusa.com/

Good luck to all of you!
0 votes
Randy Stoker, Agent, Carmichael, CA
Fri Apr 4, 2014
It all depends on the condition of your roof. If the roof will not pass a roofing inspection then you probably need to replace the roof now. FHA or VA will not loan on properties that need roof replacement; without FHA or VA financing available you reduce the number of buyer's by 75% or more.
0 votes
Thomas Moser, Agent, East Northport, NY
Wed Mar 19, 2014
Since her question is almost 4 years old, she probably has figured it out by now.
0 votes
Olga Rubin, , Miami Beach, FL
Mon Sep 30, 2013
You will likely have to adjust your price to account for the roof.
0 votes
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