House I have an offer on needs a new roof

[paperfist]

Yes. The house is in Radisson. We have another guy coming next week. I'll see what the difference between the quotes is.

I think he said 14.x squares for the roof size. The estimate includes tearing off the old shingles, putting down ice block, using deck armor instead of felt paper, 50-year shingles, and replacing a 2 foot by 4 foot skylight. There may be some plywood replacement as well. The estimator heard some crunching while walking on it.

I'd hook you up with some contractors but you're out of their radius. If you get stuck with paying the total I'd inquire on metal roofing, materials should be a little lower and labor a lot lower as that's a pretty simple roof.

I've never seen deck armor in action, but it seems like bells and whistles compared to felt.

 

[classy]

I got an estimate for about $7k yesterday. Should I be expecting the seller to pay for this? We made a full asking price offer on the house on the assumption that everything was in sound condition.

I can't afford to absorb the entire cost of it. Closing is tentatively in less than four weeks, and I don't know if we are going through with it or not now.

UPDATE:
Well the seller came back with an offer of $3k. That would leave us on the hook for $4k of the roof.

We are going to take it for the following reasons:
1. The roof is 21 years old, and we knew we would need to replace it in a few years anyways. At that point we would have had too pay the full cost ourselves.
2. There have been other people interested in the house, so the seller could have cancelled the contract based on the "needed repairs" clause.
3. We finally have a buyer for our house, and needed a place to move to next month. If the deal on the new house fell through we would have to end up renting somewhere, while looking for another house.

Are you working with an agent? Did this come up during the house inspection? The seller should without question pay for the new roof, period. If he doesn't, you should walk.

 

[spidey07]

Seller always pays for that. That why the contingent on home inspection should have beenin your offer.

Walk away.

 

[OILFIELDTRASH]

We're afraid of him terminating the contract and going with one of the other potential buyers if we push back more.

Call his bluff. I guarantee the next buyer isn't paying full asking price for a house needing a new roof. Stand your ground and thank us later when we saved you 4,000 dollars.

 

[spidey07]

Call his bluff. I guarantee the next buyer isn't paying full asking price for a house needing a new roof. Stand your ground and thank us later when we saved you 4,000 dollars.

Agreed there may not even be other offers.

 

[arcenite]

Agreed there may not even be other offers.

The chances of that happening is slim to none of the selling agent works for a big name.

 

[IndyColtsFan]

Never offer full asking price in this market, and with something as major as a roof, you make the seller replace it. Sorry OP, but I think you're being taken.

 

[Jumpem]

Are you working with an agent? Did this come up during the house inspection? The seller should without question pay for the new roof, period. If he doesn't, you should walk.

Yes, I have a realtor coordinating the selling of my current house, and the purchase of a new one.

The roof did come up during the home inspection a few days ago.

 

[Jumpem]

Never offer full asking price in this market, and with something as major as a roof, you make the seller replace it. Sorry OP, but I think you're being taken.

I've been watching the real estate listings in this neighborhood for a year. Nothing else this nice and age has been listed for $150k. I am fully okay with offering asking price. Not so happy about the roof, but dealing with. I was planning to pay for the entire cost of it in three to five years when I thought it would need replacing.

 

[spidey07]

I've been watching the real estate listings in this neighborhood for a year. Nothing else this nice and age has been listed for $150k. I am fully okay with offering asking price. Not so happy about the roof, but dealing with. I was planning to pay for the entire cost of it in three to five years when I thought it would need replacing.

Screw what its listed at. What have they sold for?

I fear you're too emotionally attached now to make a sound decision and seller knows it. Also remember listing agent MUST work for best interest of seller.

Seller ALWAYS pays for a new roof if it comes up from inspection. ALWAYS.

 

[BoomerD]

Yes. The house is in Radisson. We have another guy coming next week. I'll see what the difference between the quotes is.

I think he said 14.x squares for the roof size. The estimate includes tearing off the old shingles, putting down ice block, using deck armor instead of felt paper, 50-year shingles, and replacing a 2 foot by 4 foot skylight. There may be some plywood replacement as well. The estimator heard some crunching while walking on it.

You could be looking at significantly more in repairs than extimated if much of the plywood (OSB) has to be replaced. It sounds like you need a GOOD, thorough roofing inspection.

We're afraid of him terminating the contract and going with one of the other potential buyers if we push back more.

Might be a good think to let him...

Are you working with an agent? Did this come up during the house inspection? The seller should without question pay for the new roof, period. If he doesn't, you should walk.

While sales are often contingent on the inspection...and repairs are not always agreed on...a roof can be a major undertaking.
IMO, the seller is trying to stick the OP for a substantial repair bill. It's entirely possible the seller KNOWS the roof has problems that haven't been disclosed.

Seller always pays for that. That why the contingent on home inspection should have beenin your offer.

Walk away.

Yep.

Call his bluff. I guarantee the next buyer isn't paying full asking price for a house needing a new roof. Stand your ground and thank us later when we saved you 4,000 dollars.

Agreed there may not even be other offers.

Yep. "The offer is only good right now. " Sounds like a sales trick...


You're too anxious to buy...and it appears the seller sees that.

Personally, if the seller won't replace the entire roof...or at a minimum, deduct the cost of replacement based on a qualified roofing inspection, I'd walk...hell, I'd RUN. Let him sell it to some other sucker.

 

[Jumpem]

You're too anxious to buy...and it appears the seller sees that.

Personally, if the seller won't replace the entire roof...or at a minimum, deduct the cost of replacement based on a qualified roofing inspection, I'd walk...hell, I'd RUN. Let him sell it to some other sucker.

I am anxious to buy. My house sells the beginning of next month. If we back out of this, we have three weeks to find a rental somewhere.

 

[spidey07]

Boomer. Also remember that once he notifies seller of needing new roof via inspection seller MUST disclose this to any other offer.

Buyer has seller right where he wants him.

 

[spidey07]

I am anxious to buy. My house sells the beginning of next month. If we back out of this, we have three weeks to find a rental somewhere.

Sounds like seller knows that and is screwing you.

 

[MagnusTheBrewer]

Am I going to hell for agreeing with spidey?
If seller won't adjust price for the cost of a new roof, you should walk.

 

[Jumpem]

Sounds like seller knows that and is screwing you.

They know our has an offer on it. I'm not sure what options I have. If I push back and things fall through we have nowhere to live. And we already told our realtor we would take what they are offering.

It was an expense we had planned to pay for in the future. Now we are paying for it a few years earlier, but only part of it.

I also need to move closer to work in case I have to do off hours or travel every day. My wife and I share a single car, and making extra 70 mile trips to and from work would be difficult where we live now.

 

[MagnusTheBrewer]

Because the roof needs replacing, there may be water damage or other significant issues that need addressing. Do not let your immediate housing difficulties lock you into a possible long term money pit. There is absolutely no reason for a buyer to pick up any of the cost of a new roof that's needed. First of all, even on a small house, 7k is dirt cheap for a new roof. As I've already mentioned there may be additional issues that must be addressed when they install a new roof. Either the buyer adjusts for the known issues or you run, do not walk, away.

PS. Until you sign, you do not owe your realtor squat.

 

[Jumpem]

Because the roof needs replacing, there may be water damage or other significant issues that need addressing. Do not let your immediate housing difficulties lock you into a possible long term money pit. There is absolutely no reason for a buyer to pick up any of the cost of a new roof that's needed. First of all, even on a small house, 7k is dirt cheap for a new roof. As I've already mentioned there may be additional issues that must be addressed when they install a new roof. Either the buyer adjusts for the known issues or you run, do not walk, away.

PS. Until you sign, you do not owe your realtor squat.

The home inspector found no signs of water damage on the interior, and none were observed when he looked into the attic from the access hatch.

Should I have a roofer go into the attic space and inspect the bottom side of the roof?

 

[DrPizza]

At a glance, the price for reroofing that seems very high. I don't see valleys, etc., that are a pita to do. Very straightforward job. I was just looking at "lifetime warranty" shingles the other day - $74.99 a square. Toss in a new skylight, etc., and you're looking at under $3k for materials, and an easy 2 day job for 2-3 workers.

Hell, there are a few guys in central NY on ATOT. Some steaks and beer could get you some d-i-y help.

 

[MagnusTheBrewer]

The home inspector found no signs of water damage on the interior, and none were observed when he looked into the attic from the access hatch.

Should I have a roofer go into the attic space and inspect the bottom side of the roof?

Yes, you should. All of a houses systems are interdependent. More than shingles will be likely needed for repair. Check the eves, soffits and, most importantly, proper ventilation from bathroom(s). Check insulation and wiring for ceiling fixtures.

PS. An inspection of the attic space by poking your head through the access hatch is the equivalent of inspecting the house by driving by it.

 

[KK]

I am wondering about spidey saying that the seller ALWAYS pay for a roof if it is bad. What if the listing price took into account the bad roof? I mean if the house is worth 149k and they list it for what it's currently worth with the bad roof at 142k what harm is that? I mean yeah they can list it for 149k and have the roof repaired/replaced, but the buyers would now have to come up 7k.

How bout the scenerio that the OP is in. If the OP request that the seller fix the roof, can the seller say "sure, but we'll have to rewrite the contract for 7k more" I'm sure both parties do have the ability to back out.

 

[Jumpem]

How bout the scenerio that the OP is in. If the OP request that the seller fix the roof, can the seller say "sure, but we'll have to rewrite the contract for 7k more" I'm sure both parties do have the ability to back out.

Yes. Either party can back out if there are repairs that exceed $100.

 

[spidey07]

I am wondering about spidey saying that the seller ALWAYS pay for a roof if it is bad. What if the listing price took into account the bad roof? I mean if the house is worth 149k and they list it for what it's currently worth with the bad roof at 142k what harm is that? I mean yeah they can list it for 149k and have the roof repaired/replaced, but the buyers would now have to come up 7k.

How bout the scenerio that the OP is in. If the OP request that the seller fix the roof, can the seller say "sure, but we'll have to rewrite the contract for 7k more" I'm sure both parties do have the ability to back out.

Because the seller should have had the roof repaired/replaced via insurance in the first place.

If op really wants it make the seller bring cash for replacement at closing. Not discount price or allowance. Gimme da cash.

Roof and basements are serious matters and seller always pays for those repairs, once they've been notified of problems via the inspection they MUST, by LAW, report that to any other buyer. If the buyer wants to take that risk after knowing the problems, then sure they can buy it. But only the stupid would without forcing the seller to pay for it.

 

[Jumpem]

Because the seller should have had the roof repaired/replaced via insurance in the first place.

If op really wants it make the seller bring cash for replacement at closing. Not discount price or allowance. Gimme da cash.

Roof and basements are serious matters and seller always pays for those repairs, once they've been notified of problems via the inspection they MUST, by LAW, report that to any other buyer. If the buyer wants to take that risk after knowing the problems, then sure they can buy it. But only the stupid would without forcing the seller to pay for it.

How can the seller fix a worn roof via homeowners insurance?

 

[IndyColtsFan]

I've been watching the real estate listings in this neighborhood for a year. Nothing else this nice and age has been listed for $150k. I am fully okay with offering asking price.

No offense, but is this the first time you've ever purchased a home? Even in the best of times, you don't offer asking price unless you're in a hot area with tons of competition. And secondly, who cares about the listings? That has nothing to do with what houses are selling for in the area. Your agent could pull all the home sales in the immediate vicinity to give you an idea of the sale prices in the area.

In this environment, not only is your offer likely the only offer on the house, but you might be the only offer the seller has received since putting it up for sale. How long as it been for sale? You have to factor all of this in when making an offer on a house.

Not so happy about the roof, but dealing with. I was planning to pay for the entire cost of it in three to five years when I thought it would need replacing.

If you haven't signed their counter, don't. Insist on the roof being fixed.