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Old Yesterday, 10:55 AM
 
Location: In a vehicle.
5,160 posts, read 3,306,843 times
Reputation: 8440

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Have a company co-worker who was commenting about selling his place. He was told (by the realtor) he needed to replace the roof. He found out it would be about $12,900. 16 years ago it was $4,800.

I asked him why replace the roof when it still had 14 good years or better left? He said he'd talk to the realtor as to why this was wanted, since I was right about the roof not needing replacement.

Have any here had that issue and results were?
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Old Yesterday, 11:00 AM
 
Location: Riding a rock floating through space
2,172 posts, read 634,802 times
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Maybe it has hail or wind damage? insurance should cover it assuming they had coverage when the damage occured. Some cheap "30 year" shingles can lose their granules prematurely as well. Needing a new roof at 16 years isn't that hard to believe.
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Old Yesterday, 11:11 AM
 
Location: East of Seattle since 1992, originally from SF Bay Area
30,312 posts, read 55,239,559 times
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A 30 year roof rarely lasts 30 years, and I would consider $12,900 to be an amazingly good price. We replaced our "25 year" roof last fall (after 18 years) and it cost us just over $20,000. Metal roofs will normally last as long as the manufacturer claims, but for shakes or composition the climate and how it's maintained make a huge difference.

Their 30 year roof probably has a warranty that only covers manufacturing defects, not wearing out, and even the best warranties cover the replacement shingles, not the labor. Most jurisdictions now require passing a roof inspection for any sale so best to just go ahead and do it.
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Old Yesterday, 11:21 AM
 
Location: The Triad (NC)
28,890 posts, read 62,976,895 times
Reputation: 32914
Quote:
Originally Posted by Disgustedman View Post
I asked him why replace the roof when it still had 14 good years or better left?
Probably because it doesn't actually have 14 more good years left...
or has some appearance issue (staining?) that will have buyers asking questions
and doing so before they have even parked their car.

Tire mileage claims are another example... I can get a lot of miles out of a tire.
But my ex would never get more than half out of the same tire because of how she drives.
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Old Yesterday, 11:47 AM
 
12,279 posts, read 6,823,103 times
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Is he actually going to believe the realtor? Unless realtor did a certified home inspection including walking on the roof.

But... some insurance companies have been rejecting or increasing prices on policies if roofs are over 10 yrs or so. Sure, let's all put on 20K roofs every ten years. Scam. Just another way to squeeze homeowners on a major expense. Realtors try to get sellers to update and spend all kinds of money to make it easier for them to sell and get paid sooner, even if the homeowner loses money.
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Old Yesterday, 12:23 PM
 
2,633 posts, read 5,371,750 times
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The RE agent is expressing an opinion that the state of the roof will be a problem.

Maybe he's right, maybe he's wrong. If I were living in the house, if it wasn't leaking as far as I could tell, and I knew the roof was well within expected lifespan, I might be inclined to put it on the market as is.
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Old Yesterday, 12:49 PM
 
Location: Round Rock, Texas
10,854 posts, read 10,338,559 times
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Not sure what motivated the realtor to make that suggestion since it is such a big ticket item. Personally I wouldn't do it unless the roof was showing obvious signs of compromise. Our roof is 30 years old, original to the house. The previous owners sold the house to us with a 25 year old roof and we purchased it despite that. The roof is still standing strong and has had no leaks, though hail damage has allowed us to replace it via insurance.

OUr entire neighborhood is full of homes either pushing 30 or are over 30. If you want a newer roof, then a buyer should look at a newer neighborhood. They'd probably surrender character and lot size as a result.

In any case I don't think a realtor should suggest that a client take on such a big expense UNLESS the roof (as shown by inspection) is clearly shown as nearing the end of its lifespan.
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Old Yesterday, 01:29 PM
 
Location: on the wind
7,651 posts, read 3,201,215 times
Reputation: 25929
If I was weighing this decision and I was not the one who personally installed that roof, I'd have it inspected in detail by someone with a known good reputation. Having a "30 year roof" implies the materials. It does not prevent any specific part of that roof from failing after 15 years if someone somewhere did a less-than-great job installing or maintaining those materials. Ask me why I know.
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Old Yesterday, 01:34 PM
 
Location: Florida
22,738 posts, read 9,691,361 times
Reputation: 18647
Quote:
Originally Posted by Disgustedman View Post
Have a company co-worker who was commenting about selling his place. He was told (by the realtor) he needed to replace the roof. He found out it would be about $12,900. 16 years ago it was $4,800.

I asked him why replace the roof when it still had 14 good years or better left? He said he'd talk to the realtor as to why this was wanted, since I was right about the roof not needing replacement.

Have any here had that issue and results were?
I don't think I would replace the roof it were me. We bought a house about 20 years ago, and it needed a new within a year. Passed inspection fine.

I would wait and see if a buyer balks at the roof, but they may not care or notice that it needs a roof. Is it leaking? Are roof tiles missing? If not--I'd wait and offer a credit towards the roof if it came up as a problem. Also--a new owner may want to pick out their own roof type and color. I would never take one realtor's word for anything. Get it inspected. Why buy a brand new roof they will never use?
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Old Yesterday, 01:41 PM
 
Location: Land of the Great Bears
3,636 posts, read 2,004,908 times
Reputation: 4026
Quote:
Originally Posted by Disgustedman View Post
Have a company co-worker who was commenting about selling his place. He was told (by the realtor) he needed to replace the roof. ..
Since when are realtors qualified to assess the integrity of a roof?

Yes, he needs to talk with realtor to find out the basis for this comment.
The roof may be unsightly from moss or mildew/dirt, in which case perhaps a power washing is in order.
If no rust, rot or leaks present, I certainly wouldn't go to the trouble and cost of doing it.
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