When you’re buying or selling a home, two of the biggest-ticket items that often come up are the HVAC system and the roof. Lately, I’ve been seeing more and more roof issues surface during the inspection period, sometimes serious enough that contracts are canceled altogether because buyers and sellers can’t come to an agreement.
In today’s market, where buyers have the upper hand, they’re not as willing to take on a roof issue or the expense of a brand-new roof.
TILE ROOFS LIFESPAN
Here in Arizona, many homes have clay or concrete tile roofs. These tiles can last 50 to 75 years or more. That’s why a tile roof may look like it’s in great shape, but looks can be deceiving. The tiles are only part of the system, and not where the problems lie.
THE REAL ISSUE: THE UNDERLAYMENT
The hidden underlayment is what determines the condition of the roof. This is the protective barrier beneath the tiles that actually keeps water out. Over time, that underlayment can dry out, become brittle, curl at the edges, and eventually reach the end of its life.
You can’t tell what condition the roof is in just by looking at it from the ground or with a drone. An inspector or roofing company will lift some of the tiles in different areas to reveal the underlayment to determine its condition.
DIFFERENT INSPECTORS, DIFFERENT OPINIONS
Another challenge is that roofing companies just like inspectors can have very different opinions. One roofing contractor might take a look and tell you the roof needs to be replaced immediately while another might say you’ve got four or five good years left and only minor repairs are needed.
When I’m representing a seller and the buyer’s inspector says the roof needs to be replaced, I always recommend getting a second opinion. I’ll bring in one of my trusted roofing contractors to take a closer look. Sometimes their findings are very different and what could have turned into a $20,000 roof replacement ends up being a few thousand dollars in repairs.
AGE ISN’T ALWAYS A GUARANTEE
A homeowner may assume that if their roof is only 20 years old and the life expectancy is 25 to 30 years, they still have several years to go before it will need replacement. But age is only part of the equation. I recently closed on a home where we were all shocked by what the roof inspection revealed. The roof wasn’t that old, and by all appearances looked fine. Instead, the underlayment had been destroyed by rats. There were large trees on the home that were touching the roof and providing easy access for the rats, who decided to make their nests under the tiles, destroying the underlayment in the process. This was not visible until the roofing contractor removed some of the tiles during the inspection to reveal the underlayment. The orientation of a home can also impact the life span of the underlayment. The underlayment on the east side of the roof may still have some life left while the west side, getting all the afternoon sun, may have dried up faster and need replacing sooner.
WHAT BUYERS SHOULD KEEP IN MIND
For buyers, the roof should always be a top priority during the inspection period. While a home inspector will look at the roof, it’s not a full evaluation, and if they find any concerns, they’ll typically recommend bringing in a licensed roofing contractor. To save time and ensure you get the most accurate assessment, have a roofing company inspect the roof from the start and the best part is, roof inspections are free.
The roof often becomes a major negotiation point, and how it is resolved depends on many factors, one of the biggest being the purchase price. If you negotiated a lower price for the home, or seller concessions, the seller may be less willing to cover the cost of a new roof or major repairs. In some cases, splitting the cost of a new roof between buyer and seller is an acceptable compromise that helps keep the deal together.
WHAT SELLERS CAN DO
One of the biggest signs your roof may need replacing soon is what’s happening around you. If you’ve noticed several of your neighbors replacing their roofs, chances are yours may be due as well. Keep this in mind when pricing your home, and be prepared for buyers to request a new roof after inspections. Work with your realtor to have a plan in place for negotiating based on the terms of the contract. Unlike many agents, I don’t recommend having a roof inspection before listing your home. If you’d like to know why, I’d be happy to share my reasoning — just give me a call or send me an email.
If you are thinking of buying or selling, or would like more information on roof inspections, negotiations, or the current market conditions, I’m here to help. Please don’t hesitate to call or email me — I’d be happy to guide you through the process and help protect your investment.