We got an offer on our house and the inspection is tomorrow. Roof is older but no leaks. What do they look for on roofs? No, i wont ask shingles. Other than the roof the house is in good shape for an60 year old home.

Since the inspection is paid for by the buyer. Expect them to have a 18 pages of problems found. Then you can go back and forth with the buyers on what they feel needs to be done for them to buy it.

I know, been through this many times but we always had new roofs when we sold, first time selling with an old roof. We had someone look at it last summer and said it had 2 to 3 years left on it. it doesn't leak so I'm assuming it will pass

get ready for a new roof deduction.

probably a good idea to have 2-3 roofers give an estimate if you can get any to come look at it, get a basis for cost prior to making the adjustment.

Something to this effect.

https://www.citizensfla.com/documen...orm/711cb143-f192-4944-9660-e7df99ccbafa

As a homeowners adjuster I can just about promise you the inspector is all about CYA and they will be saying it needs a new roof or at minimum your insurance company to look at it. If roof is over 10 years old I would almost count on needing to see if your insurance company will pay for new roof due to whatever storm was most recent in your area. Hope you have a good insurance company and adjuster!

Depends on the inspector but I bet they will mention the roof atleast being close to need replacing but no signs of leaks. As a buyer I would have already accounted for that in the offer

Insurance has looked at it and said it was fine. They wouldn't replace a year ago and no storms since then.

How old is the roof and what type of shingles are on it?

If it's 30 year laminate shingles and 25 years old, it will need to be replaced by somebody, either you or the buyer.....soon.

How much would a new roof cost?

That will give you an idea of what the buyers will be negotiating for.

I would just wait on home inspection and see what the buyers ask for first. If they want roof replaced. Go through the inspection report and offer to fix as much as you feel would make them happy and offer a $5000 roof allowance cause you cant pack and move and get a roof in 30 days.

It really depends upon the price, the buyer, the buyer's insurance company and the lender.

Some banks require up to 5 years of remaining roof life if the buyer is in a first-time buyer program. This is because the bank is lending more than 80% of the sale price (in some cases, its as high as 97%). If the buyer defaults, the bank is stuck with the roof.

VA loans have a hard requirement for 2 years of remaining life. In my experience, they are unwavering on this requirement. However, keep in mind that my experience with VA loans is from 20 years ago when I used to flip houses (before they made TV shows about it and blew up the flip market ). The VA could have loosened the requirement on this over the years, but I doubt it.

Some insurance companies will not insure a house with less than 2 years remaining. At least, this was the case when I bought our previous house about 12 years ago. I bought it knowing that it was somewhat of a fixer-upper and that the roof was old. However, once I had a letter from my insurance company saying that the house was uninsurable because of the roof, I was able to negotiate a 50% split with the seller.

Aside from a VA loan, it really comes down to price. If you agreed to a price on the lower end of comps, then you have some leverage to hold firm. If you agreed to a price on the high end of the comps, then expect the buyer to come looking for a new roof.

If they do come looking for a roof... in my opinion, you are better off giving them a credit at closing. If you do it yourself, you are responsible for unexpected costs. If you give them a credit, you are off the hook forever.

If they do come looking for a roof, don't be surprised and be firm but reasonable. Keep in mind that most buyers are emotionally involved at this point. Meaning, most will not blow up a deal if things remain relatively fair... even if it means that they take a small hit.

None of this matters if the inspector does not know what he/she is looking at. He/she might gloss over the roof if it "looks" good.

Just my two cents, based upon my experience over the years. Good luck!

i hope you didn't believe them
most of the time the 1st guy is sent to tell you no

what Skeeter said is true

you need to have Joel come look at your roof