If you were going to sell your house, would you get the roof done, or leave as is?

[Vette73]

Really? They didn't ask me. Seems strange, homeowners insurance doesn't pay for a new roof, does it? Why would they care?

Also, OP, how many roofs are on the house now? If it's only one or two you can just throw down another layer of shingles, it'll look brand spanking new for not much money. My dad has replaced roofs that were 7 or 8 layers.

If the roof fails then the leaks can cause major damage to drywall, mold issues, flooring, etc...

We switched insurance companies and the 2nd also asked. This is in N.VA so not sure if its a regional thing or not?

 

[Blackjack200]

If the roof fails then the leaks can cause major damage to drywall, mold issues, flooring, etc...

We switched insurance companies and the 2nd also asked. This is in N.VA so not sure if its a regional thing or not?

Maybe. Insurance is state regulated to it's probably just different rules for PA and VA.

 

[DrPizza]

1 or 2 story house? In the case of a 1 story house, and depending on the type of roof (do you have a lot of valleys & other areas you'd have to flash?) this spring will be time for you to learn how to shingle a roof. Otherwise, leave it for the buyer unless it looks like leaks are imminent.

 

[JulesMaximus]

A lot of things I want to respond to but this is sort of where my thoughts were...I know we won't get value out of it. I got some bids on it in the fall just to see where the prices were, most of them were around 3k. We are in a low cost of living area(central PA) where home prices are on the low end, so to many of you millionaires on here 3k may not be much, but when you make 40k a year it's enough that I want to think twice about spending that much on something that we won't see a return on, value wise. We bought the house for 50k, owe 47 I think.

In an area like this I don't think the people who would be buying a house at that price would walk away because of a 3k roof, but I've also never sold a house before. If we were going to live here for another 5+ years I'd have it done, but if we plan to sell like we think we are going to, then I am just not sure it's worth it. I'd rather use that 3k towards something else.

edit: for instance, we had talked about having a deck built out back, I think the addition of a deck would make it more attractive than a new roof. Not that having them both done is not an option, I just think the money could be better used elsewhere.

My wife is a Realtor, she has had her license for more than 20 years and this has been her career for the past 10 years, and I've spent the last 10+ years listening to her tell me about the people she has met with and talked about listing their homes and in this market you don't want to spend money trying to make your house more marketable.

If there is something wrong with it, fix it. Otherwise, clean and de-clutter. Make sure to present your house in the best possible way, keep it neat and clean for showings, make it look and smell great. Touch up paint in areas that need it, clean the carpets, make sure your landscaping is trimmed, bake bread before open houses.

Don't waste your money on a new roof.

 

[Greenman]

Leave it as is...no question about it. You won't get that money back. No question about it.

It's not about return on investment. If the roof is shot the roof is shot, it will have to be replaced. Since it's going to have to be done, and the owner is going to pay for it, it's stupid to give that control to the buyer. The buyer is going to have one goal, to get the best roof he can, he doesn't care what it costs because the seller is paying for it.

 

[murphy55d]

1 or 2 story house? In the case of a 1 story house, and depending on the type of roof (do you have a lot of valleys & other areas you'd have to flash?) this spring will be time for you to learn how to shingle a roof. Otherwise, leave it for the buyer unless it looks like leaks are imminent.

2 story plus finished attic. No way I am doing this myself. Too high and not something I'm comfortable doing on my own.

 

[murphy55d]

It's not about return on investment. If the roof is shot the roof is shot, it will have to be replaced. Since it's going to have to be done, and the owner is going to pay for it, it's stupid to give that control to the buyer. The buyer is going to have one goal, to get the best roof he can, he doesn't care what it costs because the seller is paying for it.

But I would rather get less for the house than be out 3k. As long as we break even on selling the house then I'm satisfied.

Like I said, I know what the cost will be. I had 4 different roofers come in with bids, and I have the saved estimates. If a buyer comes in and wants a 6k roof put on at our expense then I will wait for another buyer.

 

[Codewiz]

I think it depends on the knowledge of the buyers. I will admit that when I purchased my current house 6 years old, I didn't worry about the roof. I knew the roof was about 14 years old. It had been patched and you could see. It didn't look like it was in bad shape. I just replaced it about a year ago for 10K. Roofs around here don't last much past 15 years.

So if I were to be in the market for another house, I would not buy it without concessions if the roof was near its end of life. It was a good lesson learned for me.

EDIT: As for me doing it myself, screw that. The pitch of my roof is far too step for me to get on it. Also way too many places to screw it up on my roof. Now my mom's house would be a piece of cake to reroof.

 

[geno]

I'd leave it. You're not going to get your money back and the new owners will probably find it easier to roll the cost of the roof into their mortgage.

 

[HeXen]

I would just remodel the interior or something else instead...do something that people will notice right off the bat. a new deck, kitech cabinets or something. Those things sell people on a house better than the roof. Their all expensive upgrades anyway.

 

[FelixDeCat]

It cost $20,000 to replace our roof. You wont get it back. :'(

 

[HeXen]

It cost $20,000 to replace our roof. You wont get it back. :'(

$60 a square, wow thats either a huge roof or some fancy shingles. I used to be a roofer, i never did a job that costed that much, but we worked cheap though. if you do it yorself, save tons of money, its very easy actually. just takes time if its large.

 

[FelixDeCat]

$60 a square, wow thats either a huge roof or some fancy shingles. I used to be a roofer, i never did a job that costed that much, but we worked cheap though. if you do it yorself, save tons of money, its very easy actually. just takes time if its large.

Complete overhall on 30 year old roof on 81 year old home - boards, shingle, labor, etc.

 

[HeXen]

^gotchya. i hate tearoffs, especially on wooden shake

 

[DrPizza]

Complete overhall on 30 year old roof on 81 year old home - boards, shingle, labor, etc.

I did the math in some other thread - in some regions of the country, it's damn expensive to get a roof done.

To the OP - in all likelihood, if the roof is that close to needing to be replaced, the buyers are going to want you to come down on the asking price by the amount that they feel it will cost to replace the roof. It's not like a home improvement - you don't get your money back on home improvements (generally, unless you do the labor yourself.) It's a necessary home repair. And, you found a price of $3k; what if they "guess" that it will cost $4k? What if Felix was moving to your neighborhood & assumed that the cost would be $10k or more?