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If you were going to sell your house, would you get the roof done, or leave as is?

Get the roof done?

  • Pay now and get the roof done so it isn't an issue

  • Put the house up as-is, and let the potential buyer bring it up

Results are only viewable after voting.
murphy55d

murphy55d

Lifer
If you planned to put your house on the market within a year, would you pay out of pocket to get a new roof put on, or would you sell the house as-is, and if/when the buyer brought it up, gave them x amount off the house, or an allowance towards new roof?

Roof is not leaking or anything, but is getting to the point where it will need done within 3 years or so. Shingles are getting pretty rough. Not sure which way is the better option...just wanted some opinions. I think I'm worried that if people think the roof needs done, they will not be interested in the house at all, instead of trying to negotiate a roof or a lower price on the house.
 
oh this is one of those things that might be worth X to you, but bupkis to the buyer.

roofing is an upgrade and personal style choice, i think it would not add value to house.. i maybe wrong but that is just my guess. unless it looks ratty, if it makes your house look cheap that is anothe rmatter.
 
In this market it's going to be hard to sell a house with issues unless you are a lot cheaper than the comparible houses. A lot of people want to buy a house and not expect to do any major repairs anytime soon.
 
Too hard to answer without knowing the local market. Local real estate agents could probably answer your question better.

I had a buddy that flipped houses and couldn't sell this one house until he ripped out all the carpeting and recarpeted in beige. A week after he sold the house he drove by it only to see the new carpeting laying by the curb.
 
Generally speaking, you want your house to be in the best shape possible to sell it. If it's perceived as a fixer upper, it's going to command a fixer upper price. The other issue will be how much credit you give the buyer for a new roof. Who decides the price? The buyer will go get a bid and tell the contractor he wants everything to be perfect, and that will be reflected in the price. He isn't going to be as value minded as you are.
 
I would list it now without the repair. If you get no or very few offers, then consider getting it done. I would doubt a roof repair would prevent people from making offers unless it looks really bad. That's something I'd expect to show up in a home inspection after they've entered escrow, giving you some room for negotiation.
 
If a buyer thinks you neglected the roof, they will begin to wonder what else was neglected, and most likely either severely lowball you or just not even consider your house. Its a buyers market, why give them a reason to walk away?
 
Since the roof doesn't leak, don't bother. If the roof starts to leak, then repair or replace it ASAP. I wouldn't even consider buying a house with a roof leak regardless of price.
 
MixMasterTang said:
In this market it's going to be hard to sell a house with issues unless you are a lot cheaper than the comparible houses. A lot of people want to buy a house and not expect to do any major repairs anytime soon.
Click to expand...

This. Are there comparable houses out there? Buyers don't want to have to pay for large repairs(ie. roof). If it's a buyers market, you'll find that your house will attract a lower number of buyers. Though you will more than likely not get your money back, it will increase the number of potential buyers.
 
Is it possible a new owner may want to take the roof off and add another level? Many owners of smaller homes are adding a second story.
 
As someone who just recently bought a house I can say, that unless the roof is leaking, no on eis going to pay an extra for a new roof. Its one of things that people expect to be maintained, if its not functional, people will just skip over your house. Additionally, (at least in CA) before closing escrow, there will be a roof inspection done and youre likely going to on the hook for small repairs to the roof (cracked tiles things like that).
 
One reason not to get the roof done is that the buyer will assume that you did the cheapest, shittiest job possible just to sell the house.
 
JulesMaximus said:
Leave it as is...no question about it. You won't get that money back. No question about it.
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A lot of things I want to respond to but this is sort of where my thoughts were...I know we won't get value out of it. I got some bids on it in the fall just to see where the prices were, most of them were around 3k. We are in a low cost of living area(central PA) where home prices are on the low end, so to many of you millionaires on here 3k may not be much, but when you make 40k a year it's enough that I want to think twice about spending that much on something that we won't see a return on, value wise. We bought the house for 50k, owe 47 I think.

In an area like this I don't think the people who would be buying a house at that price would walk away because of a 3k roof, but I've also never sold a house before. If we were going to live here for another 5+ years I'd have it done, but if we plan to sell like we think we are going to, then I am just not sure it's worth it. I'd rather use that 3k towards something else.

edit: for instance, we had talked about having a deck built out back, I think the addition of a deck would make it more attractive than a new roof. Not that having them both done is not an option, I just think the money could be better used elsewhere.
 
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Slew Foot said:
As someone who just recently bought a house I can say, that unless the roof is leaking, no on eis going to pay an extra for a new roof. Its one of things that people expect to be maintained, if its not functional, people will just skip over your house. Additionally, (at least in CA) before closing escrow, there will be a roof inspection done and youre likely going to on the hook for small repairs to the roof (cracked tiles things like that).
Click to expand...

As I said, roof is not leaking anywhere. It's that it's getting worn, not so much broken.
 
I think you should get some quotes for roof replacement, and if not outrageous, consider replacing the roof before sale.

In this market, old roof might keep potential buyers away, or at least keep your house on market longer than otherwise, and, unless you get quotes you can give to buyer, people will tend to over-discount cost of replacement when submitting a bid.
 
Inspecting will tell the buyer if they need a new roof.
If the issue comes up, then you can negotiate a credit into the price.
If it doesn't come up? Well then there isn't a problem.
 
If a visible look at the roof from the street shows obvious need of repair, then fix it. If is seems fine and is not leaking, leave it be. The home inspector will look at it and make reference to it's condition in his report. If he says failure is very near, buyer may want to negotiate a price change with the seller.
 
Problem is if it needs a roof what else does it need? That is what a buyer will think. Even if the rest of the house is perfect it will make then think harder or be worried.

Also if there is no leaks or no rot then check craigslist and price it out with the instock 30year shingles from lowes/HD. It will probable be cheaper than you think. I just had my full roof done in the 30year grey shingles from lowes. Looks good and was not that much.

Oh and when the buyer prices out home insurance 1 question that is asked is the age of the roof. If it is over 5 years old it cost more for insurance. Less than 5 it helps. At least that was the case when we bought our house.
 
Marlin1975 said:
Problem is if it needs a roof what else does it need? That is what a buyer will think. Even if the rest of the house is perfect it will make then think harder or be worried.

Also if there is no leaks or no rot then check craigslist and price it out with the instock 30year shingles from lowes/HD. It will probable be cheaper than you think. I just had my full roof done in the 30year grey shingles from lowes. Looks good and was not that much.

Oh and when the buyer prices out home insurance 1 question that is asked is the age of the roof. If it is over 5 years old it cost more for insurance. Less than 5 it helps. At least that was the case when we bought our house.
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Really? They didn't ask me. Seems strange, homeowners insurance doesn't pay for a new roof, does it? Why would they care?

Also, OP, how many roofs are on the house now? If it's only one or two you can just throw down another layer of shingles, it'll look brand spanking new for not much money. My dad has replaced roofs that were 7 or 8 layers.
 
mshan said:
I think you should get some quotes for roof replacement, and if not outrageous, consider replacing the roof before sale.

In this market, old roof might keep potential buyers away, or at least keep your house on market longer than otherwise, and, unless you get quotes you can give to buyer, people will tend to over-discount cost of replacement when submitting a bid.
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As I stated, I got several estimates in the fall and it'll cost around 3k. The house is not completely redone nor is it in need of a complete update, it's just a regular house. It isn't an upscale neighborhood and it isn't the ghetto. At this price point (we'd be thrilled to get 55k) the house is not perfect. It isn't a shithole though, no major repairs are needed, furnace, electric, water heater etc are all ~10 yrs old.

I'm really leaning towards not getting it done, and if/when it becomes an issue with a potential buyer, we will address it then.
 
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