A number of Oklahoma home owners in the past chose to defer the expense of replacing a roof by installing composition roof over an exist wood roof (or existing composition roof). While this used to be acceptable with insurance companies, their policies have changed and it's no longer an acceptable practice. The problem comes from increased damage exposure from wind and hail and increase replacement expenses.
Old, deteriorated roofs do not usually hold the nails of the new roof very well. Wind causes the nails to loosen and back out resulting in shingles blowing off. The roof underneath is also an uneven surface allowing hail to hit hollow pockets creating areas that area easily damaged by moderate hail.
To solve this problem, you'll want to deal with it right up front in negotiations as a home buyer. If listing a property, you might go ahead and get estimates for a new roof and price the property accordingly or with a "roof allowance". Most insurance companies will work with a buyer who commits to replacing a roof immediately after closing. Occasionally, an insurance company will require the roof to be replaced prior to closing.
Roof issues are a big deal in Oklahoma and cause quite a few transactions to fall apart. If you can spend a little more time and effort up front in negotiations or pre-listing investigations you can save yourself a lot of headache and hassle later on during home inspections.
All for now...Cheers!
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