You've Found Your Dream Home But It Needs A New Roof

You finally found a house that checks all the boxes—well, almost. There’s just one thing that’s bothering you, but you’re not sure how big of a deal it is. Welcome to our take on the internet’s favorite trend: It’s a 10, But. In this column, we’ll explore common issues and ask the experts to weigh in.

Today, we tap the pros to find out: Is an old or damaged roof a dealbreaker?

Whether you’re repairing a roof or replacing it entirely, it’s likely to be a major investment. Just how much you’re looking at depends on the size of your home, the type of roofing you want, whether or not you have unique features (like skylights, chimneys, or dormers), and more.

Besides cost, you’ll also want to consider timing: If you need to replace the roof to move in, but it’s winter or a rainy season where you live, you might have a hard time finding a roofer, according to Ken Sisson, a Realtor® in Studio City, California. And the same may be true in the busy spring and summer seasons.

On the other hand, Sisson says, “If a home checks all the boxes for you, finding out about a problem with the roof isn’t necessarily a showstopper.” Mike Reedy, owner of Quality Built Exteriors in Chesapeake, Virginia, agrees. “If you love the home and plan to spend years there enjoying it, replacing the roof adds value and peace of mind, both of which are worth the investment,” Reedy says.

The verdict: It’s a 5

Here’s what to do if you love a home that needs a new roof, according to experts.

Find out if a new roof is already factored into the listing price.

The first thing you should do is figure out if the cost of a new roof has been factored into the listing price. This is most likely if the problem was disclosed up front, before you made an offer, Sisson says.

Ask your agent to review local comparable sales to determine the value range of the home, without taking the roof into consideration. Then, Sisson recommends researching the cost of the roofing in your area to see if that’s already been considered in the price or if you need to consider it in the offer you make.

Get a thorough inspection.

Whether to get an inspection is a hot topic, especially in a seller’s market. But if you’re concerned about the condition of a home’s roof and don’t want to be stuck footing the bill for a replacement, do your due diligence and hire an inspector.

If your inspection report reveals roof problems, Sisson recommends asking your inspector to look for other hazardous and potentially costly problems in the home, such as leaks or mold. If there’s a strong possibility of mold, for example, you may want to have environmental testing.

Get quotes from local roofers.

Rather than relying on your inspector or agent to ballpark the cost of a new roof, get bids from local contractors to find out how much it’ll really cost to replace the roof.

Paige Schulte, a Realtor in Gig Harbor, Washington, recommends collecting at least two bids during your inspection period. If you’d rather not pay the estimated price for the roof and the seller isn’t budging, you can terminate the contract.

Consider a price reduction.

If the house has multiple offers and the condition of the roof is known by all parties, then you should be prepared to cover the cost yourself if your offer is accepted. If you didn’t learn about the roof problems until the inspection, your real estate agent can help you request a price reduction or buyer credit from the seller. Just keep in mind that in a competitive market, a seller might not respond favorably to your request—and you could lose out on the house altogether.

Know what you’re getting into.

Schulte says that roofing projects can be fairly straightforward, without hidden costs or logistical hiccups. The flip side to that is that they can end up both costing a lot more and taking much longer than anticipated. As long as you’re prepared to deal with everything it could entail, your dream house could be the one that needs a new roof, stat.