Roof inspection, too many broken tiles

Real Estate Agent with Versailles Property CA BRE# 01791487

I am representing the buyer, can't afford to short change him. We had the property inspection done last week, property inspector pointed out there are about 25 tiles broken on the roof.

Fine, No problem, I got the roofing guy on the roof for detailed inspection, he discovered there are about 80+ tiles broken. loose mortar, loose metal ridge, loose flashings and exposed/ripped tar paper along with accumulation of debris, nails and what not.

It is a clay tile roof, there are obvious signs of leaks in many places inside the house. Cost to have a 5 year certification is little more than 12K ... cost includesthe repairs/replacement of all damaged stuff replace the double underlay and put back the same tiles.

Property is lovable and buyers want to buy it but not with all the obvious leaks. I need you expert input how to negotiate to satisfy the buyer and not annoy the sellers. i am stressed .. going out for dinner


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Irina Riley
American Dream Colorado - Woodland Park, CO

Deepak, put in Inspection Notice that Seller has 2 choices: 1. To put money in Escrow for the Buyer at the time of Closing to fix the roof or 2. To reduce the sale's price by exact amount.

Best of luck.

Mar 13, 2011 02:50 PM #1
Praful Thakkar
LAER Realty Partners - Andover, MA
Andover, MA: Andover Luxury Homes For Sale

Deepak, I'd show the report to the listing agent and ask him/her what he/she can do about it. (Though I prefer not to re-negotiate, this is a big ticket item..)

Mar 13, 2011 02:54 PM #2
Marge Draper
Keller Williams Realty Palo Alto - Menlo Park, CA
REALTOR, Keller Williams Realty, Menlo Park CA

Deepak,  I think that you should talk to the listing agent as Praful suggested.  I would approach the seller with the 'we both want this transaction to go forward for the good of our clients' statement.  The seller wants to get the house sold and the buyer wants the house.  If the roof is the only issue, there should be some kind of middle ground.  And any other buyer is going to feel the same.  I think this is a material fact that the seller will have to disclose to any other buyer which will put him in the same position.

Mar 13, 2011 03:36 PM #4
Fred Griffin
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

Ditto "Go to the Listing Agent First".

If I were the Buyer or the Buyer's Agent, I would want 2 or 3 written estimates from licensed roofers, for the cost of replacing the roof to Building Code Requirements.   Hold that amount of money in escrow at closing. 

* If your Buyer is getting a mortgage loan, will the damaged roof be an issue for an Appraiser / Lender?


Mar 13, 2011 03:51 PM #5
Stella Barbour
NoVa Brokers LLC - Vienna, VA
Principal Broker, Serving Virginia and Maryland

If I was the buyer's agent, I would request that the Seller fix it because a lender will not give a loan anyway.  Otherwise,  I would move on.  I couldn't sell my buyers a home in that condition.

Mar 13, 2011 04:23 PM #6
Pat Haddad, ABR, CRS, ePRO, GRI
Keller Williams Indianapolis Metro NE - Carmel, IN
Carmel, Fishers, Westfield IN Real Estate Expert

Deepak--I agree with all before me.  Other buyers are going to want the roof addressed too.  Your buyers love the house so maybe they pay half and the seller pays half?  Some sort of compromise worked out with the listing agent before taking it back to the clients.  We do not have this type roof in Indiana and for the most part, our asphalt shingle roofing is half the cost or less---so we often ask the seller for a new roof.

Mar 20, 2011 08:28 AM #7
Deepak Chauhan MCNE®
Versailles Property - Irvine, CA
Yes, I will sweeten the deal

Thanks all for the advice, the seller has finally agreed to pick up half the price for the repairs and finally the deal is going in the right direction.

Mar 29, 2011 01:39 AM #8
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Deepak Chauhan MCNE®

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