The most common buyer question that I receive is when the roof is around 15 years old in our Chicago Area. The roof is looking a little ‘worn’ and sometimes depending on the color – a little beat up! Think of all that rain and snow falling on your head for 15 years! Roofs are tough, but how to determine if it has a problem?
Asphalt roofing materials have a granular surface, much like fine gravel. As the asphalt ages, it becomes brittle, and these granules will come out over time. If you see a lot of these granules in gutters, chances are the roof is aging. Look for bare spots in asphalt shingles, and inspect closely for signs of tearing or warpage. If you notice shingles curling up, maybe it’s time for replacement.
First, I would always recommend a thorough home inspection which would include a visual and walk over of the roof. If the roof is too old and too delicate, the inspector can also make that determination at that time while he’s up on a ladder. Would you use a home inspector that doesn’t want to go up on the roof? No, not necessarily. I would not expect an inspector to get up on a roof in January in Illinois with a brisk wind and a 15 degree below zero wind chill! But, I would not personally use a home inspector that doesn’t carry a ladder to do a thorough inspection at least at the roof level.
How not to get ripped off? If your home inspector cannot make a good enough determination for you, you can always hire a roofing professional to come and give you a 'roof certification'. These are normally a nominal fee just to cover the estimate and drive time to the location.
How to best determine if the roof is bad? During your home inspection, the inspector should also check out the attic and examine the roof decking from the underside to look for leaks and any past repairs. This is also a great time to be sure the attic is ventilated correctly and there is no mold present in the attic.
Can I do it myself or should I call a professional? Repairs maybe, a whole roof? I'm sure you could hit yourself in the head with a hammer if you'd want, but I wouldn't suggest it! You better know what you’re doing, after all you're talking about your homes protective coating.
How much is it going to cost me? That depends on your tastes, the homes square footage and obviously your budget.
Links that would help with questions about your roof:
Roof replacement – what to know?
Roofing Issues
Cost to repair guide
Replace Ashphalt Shingles Tutorial – let’s rock n roll with shingles!
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Lyn Sims (847)230-7324 at RE/MAX Suburban
I proudly serve and sell real estate in the Northwest Suburbs of Chicago. If you are thinking about purchasing or selling your home in the communities of Schaumburg, Elk Grove Village, Hoffman Estates, Roselle, Palatine, Medinah, Itasca, Bloomingdale, Carol Stream, Bartlett, Hanover Park, Streamwood, Elgin, South Elgin, St. Charles and more importantly, want to work with a local area expert, contact me immediately.
All data and information provided on this blog is for informational purposes only. Lyn Sims makes no representations as to accuracy, completeness, correctness, suitability or validity of any information on this site and will not be liable for any errors, omissions, or delays in information or any losses, injuries, or damages arising from it’s display or use.
Roofs - How to tell if you need a new one ©2009 Lyn Sims - RealEstateConsumerInfo.com and RealEstateBuyMe.com
© 2007 - 2010 Lyn Sims
This is very good.
A roof that is "at the end of it's useful life" as our home inspectors like to say is going to cost a home owner several $Thousand dollars to replace and, unless they are prepared, getting into a home often takes almost all of a home buyers cash.
When I show a home with an obviously "over the hill" roof, I am likely to make a new roof installed by the seller prior to settlement a condition of the contract. That way my buyer will know that they don't have to pay a home inspector to try to get it replaced.
Our home inspection contingency only provides for replacement if the roof leaks, which many old ready to go roofs do not at that time.
Making a roof replacement a condition of the contract is rather "vexing" to some listing agent, but, the last thing I want is for my buyer to be stuck with a newly acquired home and dreading rain.
Love the photos.
Corners curling up is one key to know that the roof needs replacing. You have great tips
Roofs here are cement tile because of the heat and last a really long time. However, flashing problems can result in damage to the paper underneath. One almost new home had NO flashing at all - actually it was the whole subdivision. That guy must have called in sick that day and they just put the tiles on anyway. :)
Because it rarely rains here, the problems didn't show up until the homes were about 4 years old.
I recommend a roof inspection on any home - the home inspectors climb a ladder and look, but do not walk the roof.
Lyn,
One great local inspector starts his roof inspection inside and only then hauls out his ladder. Spots lots of "to be checked" from the attic and then checks 'em all. He is brutal on roof conditions. Love it when I have the buyer, cope when I have the seller.
Great information here on roofs.. I see so many that people just don't take care of...
Lyn, a very good, and informative post.
A lot of real estate agents in my area shy away from having any knowledge of roofs.
I particularly liked your recognition of the importance of ventilation to the health and longevity of the roofing materials. I see many people, including the builders, failing to recognize how important this is.
As for the picture in the lower right quadrant of your four pictures, there is a big problem, the downspout from the higher roof surface letting out onto a lower roof surface, If there is insufficient flashing, or no flashing at all, IT will get in at the intersection of the wall and the roof planes. Believe me, IT WILL. And where the water comes out is anybody's guess. But it ain't good.
Also, the pressure of the water coming out of the downspout is incredible. It will prematurely wear out, damage, that area of the roof.
The staining may, or may not, be an indication of roof damage. I inspect those areas when they are accessible.
Most roof materials really aren't made to be walked on. A person walking on a roof is a point load that can puncture or damage the roof membrane -- whether it be metal, asphalt shingle, or tiles. I minimize my movement and time on the roof. I do most of my inspection from the ground, with binoculars, and / or at the eaves.
If the roof pitch is steep, it is all the more reason that I don't get on the roof.
Some of the roof surfaces in this area are three or four stories above the adjacent grade (ground). It can be very difficult to see these surfaces.
Hi Lyn -- Roofs being a major expense deserve a thorough vetting, especially for mold inside the attic, lack of ventilation, etc.
Very nice post, Lyn! But you didn't cover concrete tile roofs! Of course that's probably because you don't have any houses in your neck of the woods with concrete tile roofs. But in case they ever come up, just know that they, too, have a limited life expectancy of about 20 years. :)
Lyn, great posts and let's not forget the importance of green features in a roof, always ask the questions: •How long will it last? How much energy is involved? Can it be recycled?
Ah yes... the joys of living in Chicagoland. Tell Jim Nelson Jr. I said Hi and I think he is the best!
If you see a ceiling like this one, it may be a clue that you need to replace or repair the roof.
Wow Jesse, thanks for the photo! Well folks there's another example that I didn't have!
Irene,you are correct about a home inspection giving you the answers. Some inspectors are tough, others not. In the end sometimes it's a judgment call. Sometimes the buyers just WANT a new roof, that's no reason to get one.
Paul: I will tell our illustrious leader you said hello.
Lenn: That's a good point you brought up about the seller doing the repairs prior to closing. If the appraiser doesn't like the roof, that could hold up the closing also. After all, it is one of the largest expenses of the home and the protective shell.
Randy: Glad we don't have concrete tile roofs here - that would have to be another post! I bet they would hold up better in a tornado though!
Andrew: Never though about that water pressure, good point. Things to think about when you see ill fitted or improper downspouts. What I was trying to point out there was that the discoloring is not a bad thing necessarily. It could be from trees overhead or the fact that the roof is shaded most of the day.
This is great information. As an agent I have been on the buyer side and the seller side of the dreaded roof issue. It can be a killer! But the best way to deal with it is to be informed as an agent...thanks for the resources!
Good post. When i evaluate a house that has a roof from say 1995, I tell the buyer that with a $1000 deductible and with depreciation based on 14 years of use, if they need to replace it from damage figure that they will pay for it all becasue it is not worth so little insurance money to claim it. I am constantly amazed that realtors don't take this into account. If it adds $9,000 to the cost of ownership factor that in. if it is a listing it certainly affects the salability.
Normally it is fairly easy to see problems on a roof except if you have a shallow roof like on a dormer. There are indications I always point out to a buyer along with what I know about costs. It is a major expense that need to be factored into pricing.
Lyn - Very informative post! I want to pass this along to some of my sellers as well as buyers on what to look for when they are purchasing as well as sellers who have no idea how old there roofs actually are. You deserve the gold star for this one. :-)
Robert, thanks for the thumbs up. The post was basically written from a buyers perspective on what to do when no one knows anything about the roof as in an REO situation. Your on your own there and just wanted to give suggestions.
Joe, your correct.
Jeani: Your right we have all been on both sides of the deal. I've been more concerned on the buyers side on more occasions. Now with REO's, sellers not being able to afford repairs, it's even more important to pay attention too.
I really had to laugh when I was looking for the 'roofing pictures' and came across that one home WITH NO SHINGLES LEFT on the upper roof area! It has to leak - that's a no brainer. How are people living there?
Lyn !
Very nicely presented !!!!
Informative and easy to read packed with value !
Bravo !
Sheldon :o)
Lyn - The age and condition of the roof is pretty much the first question I get from buyers when they are looking at homes. Your post is full of great information no matter what side of the transaction you're on. Congrats on the feature!!
I think this post was very informative. It is often difficult to know what the cost will be. When you talk with roofers it is difficult to know if you are comparing apples with apples.
This is a very good post. If I have a short sale listing that I suspect has roof issues what is the best way of conveying this info to the Loss Mitigator so that they'll approve a price that reflects the cost of repair to the roof (I don't know what that cost is exactly) and what is the best way of disclosing this to the buyers?
FYI: The Lender is already taking it in the shorts for about $300k
Thanks,
Ben
Ben: I would think that you could get an estimate from a reputable roofer in your area. It usually costs us $90 here for a roofing cert or estimate. Too many people jerking the roofers around getting multiple estimates, now they charge for them. If you say the word ‘mold' to the mitigator they might become v e r y flexible. You didn't say how bad the situation had become. Good luck.
Joan: The Cost to Repair Guide gives an estimate per square foot. That was the best info that I could include to be helpful.
Sheldon & Donna: Thanks!
This is a great post. I especially liked the pictures...and Lenn makes a great argument for requesting a new roof in the offer. I have not done that and normally do not like "pre-emptive" repairs, but a roof is a very expensive repair. I like the idea of a roof certification.
This is an excellent post! That's why it is featured. Congrats!
Here's another example of a seller that said he would put on a new roof! JUST DO IT SO IT DOESN'T LOOK LIKE THIS!
Great info Lyn...I go with a roofing professional every time. Anything over 10 years or any area that was hit with any amount of bigger hail!
This is one of the first questions I get asked when we walk up to a house "How does the roof look?" We get a lot of rain in Oregon and it is a big concern, one good rain and your house can be in need of thousands of dollars in repairs. Great article and well deserving of the gold star.
@ Lenn. Personally, I'd prefer to have a "credit" for the roof repair. I find that sellers will take the least expensive option available. They may replace the roof, but might choose a 15 year roof, and a 5 year warranty, rather than the 30 year architectural shingle that your buyer might want, with a 10 year warranty.
I've also found, Lyn, that we have to be a little careful that we don't "represent ourselves" to our clients as too much of an "inspector". We had a situation here in our office, where an agent opined on whether or not the basement was dry... and sure enough when the basement took on water, the buyer sued the agent (and the office), and the charge was "representing their opinion as though they were an inspector".
While we may have the knowledge and expertise to know that the roof is "at the end of it's useful life"... I would always follow-up any "inspection-like" comment with the tag line: "But that's something we should have our inspector check out".
Your are correct Alan about the advice. Always hire an inspector and then if further questions need answering - talk to that roofer for advice. Talk to the man who does this every day for a living.
Alan's also right about sellers 'going the cheap route' just to get the roof done OR hire 'Joe's fly by night roofing and tree trimming' to slap on those shingles. You want someone with a good work ethic and will stand by their installation with a warranty.