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My late mother's home is now under (fortunately in this market) contract in less than a week. I've filled out all of the disclosures and related paperwork that was required and everything was answered truthfully. Since the home is an inheritance, I answered based on my knowledge as a person who never lived in the property.
This weekend while at the house, one of my mom's neighbors pointed out to me a single cracked clay roof tile that seemed to be either over the bathroom or the living room area...maybe the garage, I don't know. Meanwhile, I saw no signs of water damage in either of those locations while I was there and my mom was always on top of maintenance so she would've noticed degradation and/or leaks.
The ask is, since we're in the option period, do I voluntarily disclose to the potential buyers what I've come to find out, or do I let their home inspector (who is coming out on Monday) bring it up?
Location: East of Seattle since 1992, 615' Elevation, Zone 8b - originally from SF Bay Area
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While it should be replaced, a cracked clay roof tile doesn't normally cause a leak. The tiles are protecting the water barrier underneath, tar paper or more modern plastic sheeting. If old, however, the tar paper can be brittle and crack from the heat and cold over the years and then you will get leaks. You will most likely have to pay to have it repaired prior to closing. Mortgage and insurance companies are pretty strict about roof condition.
While it should be replaced, a cracked clay roof tile doesn't normally cause a leak. The tiles are protecting the water barrier underneath, tar paper or more modern plastic sheeting. If old, however, the tar paper can be brittle and crack from the heat and cold over the years and then you will get leaks. You will most likely have to pay to have it repaired prior to closing. Mortgage and insurance companies are pretty strict about roof condition.
All of this is true. If the appraiser sees it, they could require a final inspection to make certain it's completed before closing. You do not need to disclose to the appraiser (if the buyer does not have an appraisal waiver) and it's possible, he/she may not notice it. Let your agent handle access and dealing with the appraiser.
Is a single cracked clay roof tile that is not causing a leak or other problem considered a latent defect? Of course, if a large portion of tiles were cracked, then yes. But one?
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