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Roofs - How to tell if you need a new one! Buyers Agent Lyn Sims at RE/MAX Suburban

By Lyn Sims

Real Estate Agent

May 22, 2009 10:27 AM

Replacement of a normal roof is said to be between 15 and 30 years. That’s a pretty big span of time. It seems to matter of course how the roof is being taken care of, which way it faces, weather conditions, etc. as to what a roof’s life span will be.

The most common buyer question that I receive is when the roof is around 15 years old in our Chicago Area. The roof is looking a little ‘worn’ and sometimes depending on the color – a little beat up! Think of all that rain and snow falling on your head for 15 years! Roofs are tough, but how to determine if it has a problem?

Asphalt roofing materials have a granular surface, much like fine gravel. As the asphalt ages, it becomes brittle, and these granules will come out over time. If you seea lot of these granules in gutters, chances are the roof is aging. Look for bare spots in asphalt shingles, and inspect closely for signs of tearing or warpage. If you notice shingles curling up, maybe it’s time for replacement.

First, I would always recommend a thorough home inspection which would include a visual and walk over of the roof. If the roof is too old and too delicate, the inspector can also make that determination at that time while he’s up on aladder. Would you use a home inspector that doesn’t want to go up on the roof? No, not necessarily. I would not expect an inspector to get up on a roof in January in Illinois with a brisk wind and a 15 degree below zero wind chill! But, I would not personally use a home inspector that doesn’t carry a ladder to do a thorough inspection at least at the roof level.

How not to get ripped off? If your home inspector cannot make a good enough determination for you, you can always hire a roofing professional to come and give you a 'roof certification'. These are normally a nominal fee just to cover the estimate and drive time to the location (real estate nominal is at least $100).

How to best determine if the roof is bad? During your home inspection, the inspector should also check out the attic and examine the roof decking from the underside to look for leaks and any past repairs. This is also a great time to be sure the attic is ventilated correctly and there is no mold present in the attic.

Can I do it myself or should I call a professional? Repairs maybe, a whole roof? I'm sure you could hit yourself in the head with a hammer if you'd want, but I wouldn't suggest it! You better know what you’re doing, after all you're talking about your homes protective coating.

How much is it going to cost me? That depends on your tastes, the homes square footage and obviously your budget.

Top 5 Signs you need a new roof

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Paul Francis

Francis Group Real Estate - Las Vegas, NV

Las Vegas Real Estate Agent - Summerlin Homes

Ah yes... the joys of living in Chicagoland. Tell Jim Nelson Jr. I said Hi and I think he is the best!

May 22, 2009 06:57 PM

Jesse Skolkin

Independent New York State Certified Real Estate Appraiser - Fresh Meadows, NY

If you see a ceiling like this one, it may be a clue that you need to replace or repair the roof.

May 22, 2009 11:00 PM

Lyn Sims

Schaumburg, IL

Real Estate Broker Retired

Wow Jesse, thanks for the photo! Well folks there's another example that I didn't have!

Irene,you are correct about a home inspection giving you the answers. Some inspectors are tough, others not. In the end sometimes it's a judgment call. Sometimes the buyers just WANT a new roof, that's no reason to get one.

Paul: I will tell our illustrious leader you said hello.

Lenn: That's a good point you brought up about the seller doing the repairs prior to closing. If the appraiser doesn't like the roof, that could hold up the closing also. After all, it is one of the largest expenses of the home and the protective shell.

Randy: Glad we don't have concrete tile roofs here - that would have to be another post! I bet they would hold up better in a tornado though!

Andrew: Never though about that water pressure, good point. Things to think about when you see ill fitted or improper downspouts. What I was trying to point out there was that the discoloring is not a bad thing necessarily. It could be from trees overhead or the fact that the roof is shaded most of the day.

May 23, 2009 01:16 AM

Jeani Codrey

RE/MAX Corridor - New Braunfels, TX

Director of Opportunity & Agent Development

This is great information. As an agent I have been on the buyer side and the seller side of the dreaded roof issue. It can be a killer! But the best way to deal with it is to be informed as an agent...thanks for the resources!

May 23, 2009 01:50 AM

Joe Pryor

The Virtual Real Estate Team - Oklahoma City, OK

REALTOR® - Oklahoma Investment Properties

Good post. When i evaluate a house that has a roof from say 1995, I tell the buyer that with a $1000 deductible and with depreciation based on 14 years of use, if they need to replace it from damage figure that they will pay for it all becasue it is not worth so little insurance money to claim it. I am constantly amazed that realtors don't take this into account. If it adds $9,000 to the cost of ownership factor that in. if it is a listing it certainly affects the salability.

May 23, 2009 01:57 AM

Norma Brandsberg

Marks Realty Co. Inc., Lynchburg, VA, 540-586-9496 - Forest, VA

Normally it is fairly easy to see problems on a roof except if you have a shallow roof like on a dormer. There are indications I always point out to a buyer along with what I know about costs. It is a major expense that need to be factored into pricing.

May 23, 2009 02:16 AM

Robert Hammerstein

Christie's International Real Estate - Hillsdale, NJ

Bergen County NJ Real Estate

Lyn - Very informative post! I want to pass this along to some of my sellers as well as buyers on what to look for when they are purchasing as well as sellers who have no idea how old there roofs actually are. You deserve the gold star for this one. :-)

May 23, 2009 02:49 AM

Lyn Sims

Schaumburg, IL

Real Estate Broker Retired

Robert, thanks for the thumbs up. The post was basically written from a buyers perspective on what to do when no one knows anything about the roof as in an REO situation. Your on your own there and just wanted to give suggestions.

Joe, your correct.

Jeani: Your right we have all been on both sides of the deal. I've been more concerned on the buyers side on more occasions. Now with REO's, sellers not being able to afford repairs, it's even more important to pay attention too.

I really had to laugh when I was looking for the 'roofing pictures' and came across that one home WITH NO SHINGLES LEFT on the upper roof area! It has to leak - that's a no brainer. How are people living there?

May 23, 2009 03:43 AM

Sheldon Neal

Bergen County, NJ - RE/MAX Real Estate Limited - Maywood, NJ

That British Agent Bergen County NJ

Lyn !

Very nicely presented !!!!

Informative and easy to read packed with value !

Bravo !

Sheldon :o)

May 23, 2009 04:41 AM

Jamie Dumaine-Russell

RE/MAX Alliance - Branford, CT

Lyn - The age and condition of the roof is pretty much the first question I get from buyers when they are looking at homes. Your post is full of great information no matter what side of the transaction you're on. Congrats on the feature!!

May 23, 2009 07:59 AM

Joan Whitebook

BHG The Masiello Group - Nashua, NH

Consumer Focused Real Estate Services

I think this post was very informative. It is often difficult to know what the cost will be. When you talk with roofers it is difficult to know if you are comparing apples with apples.

May 23, 2009 09:22 AM

Anonymous

Ben Nicolas

This is a very good post. If I have a short sale listing that I suspect has roof issues what is the best way of conveying this info to the Loss Mitigator so that they'll approve a price that reflects the cost of repair to the roof (I don't know what that cost is exactly) and what is the best way of disclosing this to the buyers?

FYI: The Lender is already taking it in the shorts for about $300k

Thanks,

Ben

May 23, 2009 09:45 AM

#21

Lyn Sims

Schaumburg, IL

Real Estate Broker Retired

Ben: I would think that you could get an estimate from a reputable roofer in your area. It usually costs us $90 here for a roofing cert or estimate. Too many people jerking the roofers around getting multiple estimates, now they charge for them. If you say the word ‘mold' to the mitigator they might become v e r y flexible. You didn't say how bad the situation had become. Good luck.

Joan: The Cost to Repair Guide gives an estimate per square foot. That was the best info that I could include to be helpful.

Sheldon & Donna: Thanks!

May 23, 2009 11:28 AM

Christianne O'Malley

Dickson Realty - Reno, NV

Exceptional Service - Delivering Results in Reno!

This is a great post. I especially liked the pictures...and Lenn makes a great argument for requesting a new roof in the offer. I have not done that and normally do not like "pre-emptive" repairs, but a roof is a very expensive repair. I like the idea of a roof certification.

May 23, 2009 12:41 PM

Ricki Eichler McCallum

CastNet Realty - Corpus Christi, TX

Broker,GRI,ABR, e-Pro, TAHS

This is an excellent post! That's why it is featured. Congrats!

May 24, 2009 10:19 AM

Lyn Sims

Schaumburg, IL

Real Estate Broker Retired

roof repairs Thanks Ricki and Christianne!

Here's another example of a seller that said he would put on a new roof! JUST DO IT SO IT DOESN'T LOOK LIKE THIS!

May 25, 2009 09:38 AM

William Feela

WHISPERING PINES REALTY - North Branch, MN

Realtor, Whispering Pines Realty 651-674-5999 No.

Great info Lyn...I go with a roofing professional every time. Anything over 10 years or any area that was hit with any amount of bigger hail!

May 25, 2009 12:50 PM

Todd Clark - Retired

eXp Realty LLC - Tigard, OR

Principle Broker Oregon

This is one of the first questions I get asked when we walk up to a house "How does the roof look?" We get a lot of rain in Oregon and it is a big concern, one good rain and your house can be in need of thousands of dollars in repairs. Great article and well deserving of the gold star.

Todd Clark - www.LivingBeaverton.com

May 28, 2009 05:19 AM

Alan May

Jameson Sotheby's International Realty - Evanston, IL

Home is where the hearth is.

@ Lenn. Personally, I'd prefer to have a "credit" for the roof repair. I find that sellers will take the least expensive option available. They may replace the roof, but might choose a 15 year roof, and a 5 year warranty, rather than the 30 year architectural shingle that your buyer might want, with a 10 year warranty.

I've also found, Lyn, that we have to be a little careful that we don't "represent ourselves" to our clients as too much of an "inspector". We had a situation here in our office, where an agent opined on whether or not the basement was dry... and sure enough when the basement took on water, the buyer sued the agent (and the office), and the charge was "representing their opinion as though they were an inspector".

While we may have the knowledge and expertise to know that the roof is "at the end of it's useful life"... I would always follow-up any "inspection-like" comment with the tag line: "But that's something we should have our inspector check out".

May 28, 2009 06:34 AM

Lyn Sims

Schaumburg, IL

Real Estate Broker Retired

Your are correct Alan about the advice. Always hire an inspector and then if further questions need answering - talk to that roofer for advice. Talk to the man who does this every day for a living.

Alan's also right about sellers 'going the cheap route' just to get the roof done OR hire 'Joe's fly by night roofing and tree trimming' to slap on those shingles. You want someone with a good work ethic and will stand by their installation with a warranty.

May 28, 2009 06:41 AM