Should I Replace the Roof Before Selling

Several days ago I was asked my opinion by a potential seller on whether they should replace their roof which is 17 years old (and showing signs of wear) or offer a monetary incentive.

These are my thoughts:

• Many roofs are "rated" for 20 years but find out what type and life span the builder/roofing company used. If your roof is structurally sound, cleaning and debris removal may be all that's needed.
• Most buyers will conduct a general building inspection at which the roof condition will be reviewed. If there are findings concerning the roof, the buyer has the opportunity to request the seller make corrections. However, the seller is under no obligation to comply with a buyer's request but may negotiate the outcome with the buyer.
• Unless the buyer is making a cash offer, there will be an appraisal in which an appraiser will visit the property.
• Regardless of the age, the appraiser will visually inspect the roof. If there's any doubt the appraiser may require a five year roof certification or replacement (non-negotiable because the property is collateral for the mortgage).
• If the appraiser calls for a new roof, it must be installed for the transaction to close. If the seller balks, the buyer will "walk" and get their earnest money back.

Offering a monetary incentive probably won't work in today's markets so I recommend sellers pay for their own pre-listing general building inspection and either correct or disclose the findings before listing. In our markets there's lots of competition out there. For your house to get that offer, it needs to "stand out" from the competition. What better way than to have identified, corrected or disclosed any known problems.

No one likes surprises!