Key Takeaways
- Since a roof’s condition can impact a home’s insurance eligibility, structural integrity, air quality, and energy efficiency, negotiating a new roof when buying a house can be beneficial.
- When touring homes, visible signs like missing shingles, sagging rooflines, or water stains can signal roofing issues that warrant a professional inspection.
- With a roof inspection report, buyers can negotiate by requesting repairs or replacement before closing, asking for a price reduction, or leveraging other concessions if the seller won’t address the roof.
- If the seller refuses to repair the roof, buyers can absorb the cost and proceed, negotiate alternative concessions to offset the expense, or walk away if the roof’s condition poses too significant a financial risk.
Don’t Overlook the Roof When Buying a Home
There is much to consider when buying a home, from square footage to potential kitchen upgrades. Nevertheless, it is essential not to overlook one of the most important features of every house: the roof.
Since an aging or damaged roof can cost a new homeowner thousands to repair or replace, and ignoring the roof’s condition can lead to further damage, everyone should know how to negotiate a new roof when buying a home. It’s all about knowing what to look for, what to ask, and how to advocate for your investment. You should know what a roof certification is and how inspection findings can give you a more accurate look into the home’s value.
This guide will show you how to negotiate a new roof when buying a home and equip you with the tools and strategies needed to facilitate negotiations and help you achieve peace of mind.
Reasons to Assess Roof Condition Before Purchase
Weather-related stressors, such as rain, hail, and UV rays, come from above, meaning your roof is your home’s first line of defense. Not only is a compromised roof a glaring cosmetic issue, but it can also affect several key aspects of homeownership, such as:
- Insurance eligibility or cost – Many insurance companies are reluctant to cover homes with damaged or old roofs, potentially causing the insurance provider to raise premiums or refuse coverage.
- Energy efficiency – Poor insulation or ventilation in your roof or attic can cause your heating, ventilation, and air conditioning (HVAC) system to work hard, which may increase utility costs.
- Comfort and indoor air quality – Holes and fissures in your roof can contribute to moisture leaks that spur mold and mildew growth and emit unpleasant odors.
- Structural integrity – Xylophagous fungus, which thrives in moist conditions, causes wood rot, meaning water intrusion from roof leaks can damage ceilings, walls, and foundation, jeopardizing your home’s stability.
Your roof’s performance is essential and can be one of the most expensive components of a home to repair or replace, so it is vital to factor the roof’s condition into the home’s overall value and use inspection findings to influence your buying decision.
Red Flags to Look for When Touring Homes
Even before a formal inspection, several visual clues can help you indicate potential roofing issues and spur essential questions to ask the seller or agent.
Visual Indicators of Roof Issues
Some signs your roof needs a professional inspection include:
- Worn or storm-damaged shingles that are missing, curled, or cracked
- Sagging or uneven rooflines suggesting structural issues or poor installation
- Granules in gutters from deteriorated asphalt shingles
- Water stains on ceilings or attic walls that suggest ongoing roof leaks
- Dark streaks or moss growth suggesting trapped moisture and a higher risk of rot
As you survey the house, look at the signs above, noticing any of them should prompt a deeper, professional-led evaluation before making an official offer.
Questions to Ask the Seller or Agent
Some examples of questions you can ask the individual in charge of selling the home include:
- How old is the roof? It is important to compare the answer to how long a roof typically lasts—most roofing materials last at least 15 to 30 years, depending on the type.
- Have there been any recent repairs? If so, ask for documentation to ensure the repairs were completed efficiently by a trustworthy contractor.
- Is there a current warranty? Sometimes, transferable roofing warranties can give homebuyers peace of mind.
- Has the roof been professionally inspected recently? If so, request the report to educate yourself on positive and negative findings.
By asking the questions above, a prospective home buyer can better understand what they’re getting into and make negotiations easier and more transparent.
Importance of a Professional Roof Inspection
Although most general home inspectors assess roof condition as part of their overarching inspection, they are prone to miss details that only a qualified roofer would catch. Therefore, hiring a specialized roofing contractor is smart, especially in competitive markets where surprises can throw a wrench in your timeline or budget.
Some examples of things a professional roof inspection offers are:
- A detailed condition report – This document will outline problem areas, provide an estimated life expectancy of the roof, and offer recommendations for repairs and next steps.
- Accurate estimates – While providing recommendations for follow-up work, professional roof inspections will list pricing details for repairs or replacements based on the current market and the home’s specifications.
- Visual documentation – Whoever commissioned the inspection will receive photos and videos that can be used to facilitate negotiations.
If you are thinking of buying or selling a home in Aloha, Beaverton, Gresham, or another area in Portland, schedule a well-care checkup with Roof Life of Oregon. Incorporating this comprehensive, third-party inspection in your buying process can give you a firmer footing when it’s time to talk numbers.
Effective Ways to Negotiate a Roof Replacement
Once you have gotten accurate, dependable information from a professional roof inspection, choosing a negotiation tactic that works best for your situation may be easier. Some examples of roof-relevant negotiating techniques that are commonly used by homebuyers include:
- Asking the seller to address issues before closing – Asking for repairs or a full-scale roof replacement before the purchase can ensure the work is done, saving buyers from getting stuck with a significant project after moving in.
- Including a contingency clause – If you don’t have time to wait for roofing work to be completed before closing, you can include a clause stipulating the sale will only move forward if agreed-upon roof work is completed.
- Requesting a price reduction or seller credit – This tactic gives buyers flexibility to hire a contractor of their choice later and control the timeline of roofing work.
- Other negotiations if the seller won’t budge – If replacing the roof is a dealbreaker, buyers may be able to ask the seller for other concessions, such as closing cost assistance or appliance credits.
How a Real Estate Agent Can Help
Working closely with your real estate agent is crucial when trying to acquire a new home with potential roofing concerns. Some examples of ways a real estate agent can help are:
- Presenting findings to the seller’s team in a professional way
- Drafting clear contract language that protects your interests
- Recommending when to push and suggesting when to walk away
With a real estate agent’s help, a buyer can strategize the best negotiation approach and ensure everything is documented correctly.
What Happens If the Seller Won’t Budge?
Unfortunately, not all sellers are willing or able to complete roof repairs or replacements before closing. If that happens, you can absorb the cost and proceed—if you love the house and the roof is the only drawback, you may have to pay for necessary roofing work out of pocket. To determine if this is a good option, consider whether the long-term value of the home makes the roofing expenses worthwhile.
Alternatively, you can negotiate other concessions. Even if the seller won’t fix the roof, you may be able to offset costs by requesting a lower sale price or asking the seller to pay closing costs. If those two options are unsatisfactory, you can simply walk away. Don’t be afraid to move on if the roof is in poor condition and the seller isn’t cooperative—a bad roof can turn someone’s dream home into a financial burden in the long run.
Protect Your Investment From the Top Down
Considering your roof protects everything underneath it, you shouldn’t underestimate its importance when buying a home. Whether the property is new or older, buyers should thoroughly assess the roof and try their best to negotiate necessary repairs to save you thousands of dollars after closing.
Now you should know how to negotiate a new roof when buying a home—watch for warning signs and ask the thoughtful questions mentioned in this guide to advocate for a fair deal. Nonetheless, involving a professional roofing contractor is still essential—they can make sure your new home is safe, efficient, and secure.
If you are searching for a home in Happy Valley, Lake Oswego, Oregon City, or other areas within and around Portland, Roof Life of Oregon can help. Our experienced team of roofing specialists can inspect the property, provide a roof certification, or give you a quote for repairs or replacements.
If you are buying a home in the Portland area, contact Roof Life of Oregon to get help making confident, informed decisions before signing the dotted line.