When It Comes to Roofs......It's All Up in the Air

Some of the most dreaded words heard by Realtors and buyers in Colorado during a home inspection are that the roof has hail damage.  First response-deal breaker, but not really the case if the agent is prepared to handle this hurdle in a timely manner and with the resources necessary to guide buyers through this challenge. What are some of the options available for buyers?

1. Get a second opinion from a certified roofer as to extent of damage and estimate of repair/replacement costs.  Realtors should have a list of reputable licensed roofers to call on short notice for estimates.
2. Ask for 5 year roof certification and hope the sellers don't find frick and frack roofing company to give the cert.  (many reputable companies have abandoned giving roof certs for liability reasons)
3. Use the licensed roofer inspection repair/replacement cost estimate to renegotiate the contract with seller.
4. Put the onus on seller to "repair/replace roof due to damage per inspection report." This allows the seller to contact their insurance carrier to investigate and decide if a roof replacement is possible through an insurance claim.  Be prepared that they can also call a licensed roofer of their choice and get the roof assessed. Opinions are as varied as companies on what constitutes "extensive hail damage"
5. State on inspection report that seller will replace roof due to damage per inspection report eliminating the repair option. This is a hard core option but directs the choice more clearly to what outcome buyers are seeking. 

The crux of the matter is that although it sends a wave of anxiety through the room when the inspection reveals roof issues, it doesn't have to be a deal breaker.  This is one of the items that can be addressed on the inspection objection and dealt with systematically.  Even foreclosed properties can get new roofs if the lender deems the documentation valid enough to declare the integrity of the roof compromised.  Having a Realtor involved in the home buying process is your best defense when dealing with inspection issues, especially when it comes to the large ticket items such as a roof.