Don\u2019t let a roof in disrepair bring down your home\u2019s value. Follow these six steps to determine if you need to replace your roof.<\/p>\n Gauge whether you\u2019re closing in on your roof\u2019s expiration date by determining its installation date. If you purchased a new build or owned your home during the last roof replacement, then this should be fairly straightforward. Otherwise, dig a little deeper by reaching out to one of these sources:<\/p>\n During your research, keep an eye out for any warranties<\/a> included. A shingle warranty lasts 20 to 50 years, protecting you against manufacturing defects; a workmanship warranty covers issues that may occur due to improper installation.<\/p>\n Build date in hand, compare your roof\u2019s age to these average material life expectancies:<\/p>\n How long your roofing material lasts largely depends on the climate you live in<\/a>. For instance, a 30-year roof composed of asphalt shingles may live up to its life expectancy in Oregon, thanks to the cooler climate. In a climate like Florida, on the other hand, the same 30-year roof may only last 10 to 12 years<\/a> under the stress of humidity, heat, and turbulent tropical storms.<\/p>\n Climb back up that ladder and inspect these areas for deterioration:<\/p>\n With your amateur inspection complete, it\u2019s time to phone the pros: roof inspectors<\/a>.<\/p>\n \u201cWe encourage all sellers to go out and get a report because then you can properly disclose to your would-be buyers the condition of the roof and what it takes to fix the roof,\u201d Andrew Oldham emphasizes. \u201cAnd they\u2019re going to give us a bid basically on what they think needs to be done and how much life it has left.\u201d<\/p>\n With a detailed analysis, a professional roof inspector can even evaluate damage hidden underneath the shingles<\/a> using an infrared scanner. With your inspection report in hand, you can move forward confidently knowing if it\u2019s time to replace or repair your roof.<\/p>\n According to HomeAdvisor, a roof inspection costs between $119 to $303<\/a>, though those utilizing infrared technology bump up to $400 to $600. The Oldhams recommend reaching out to your real estate agent to find a dependable, fairly priced roof inspector.<\/p>\n \u201cOur favorite inspector does home and termite, as well, so you can get three done at once. And sometimes the roof will be free if you\u2019re also getting the home and termite,\u201d Jennifer Oldham adds.<\/p>\n Say your roof inspection report estimates you should replace your roof in the next five years, detailing several problems with the shingles and flashings. If you\u2019re planning to sell within that window, you might wonder whether it\u2019s best to replace or repair the roof before you list.<\/p>\n \u201cThat’s a discussion that you should have with your agent as a lot of that is going to depend on the state of the market your house is in,\u201d Andrew Oldham advises.<\/p>\n \u201cSo, if the market is a very hot seller’s market and you would expect to get multiple offers anyway, you may not need to go the expensive route.\u201d<\/p><\/blockquote>\n Your agent will measure the return on investment that various roof modifications will yield and determine whether or not your home needs the upgrade to compete in your market.<\/p>\n If your home demands a full roofing overhaul to sell, then prepare to fork up a significant sum to cover the project. HomeAdvisor reports that homeowners spend on average between $5,346 – $10,787<\/a> on roof replacement, though Jennifer and Andrew Oldham have witnessed clients spend as much as $60,000.<\/p>\n The good news is, a roof replacement returns a fair amount of investment<\/a>: 61.2% to 65.9%<\/a> by Remodeling Magazine<\/i>\u2019s estimate. Industry research leaders the National Association of the Remodeling Industry (NARI) and the National Association of Realtors (NAR) echo this calculation in their joint 2019 Remodeling Impact Report. New roofing ranks the number one project for \u2018appeal to buyers\u2019 and \u2018likely added value to home at resale\u2019. The report estimates that a new roof brings an average $8,000 return<\/a>, with 33% of agents stating that a new roof has helped them close a sale.<\/p>\n Maybe your agent cautions that a full roof replacement is overkill. Instead, they recommend making a few minor repairs and disclosing the roof\u2019s condition to interested buyers. At a minimum, you should invest a small sum to boost curb appeal<\/a> and hire a professional to power wash your roof, scrub down the siding, and clear out the gutters.<\/p>\n Here\u2019s an overview of how much roof repairs costs:<\/p>\n Whether you replace, repair, or leave your roof as is, detail your roof\u2019s condition in your seller\u2019s disclosure form<\/a>. This provides buyers with full transparency and indicates that your listing price accounts for the required replacement or repairs.<\/p>\n If you replace your roof or handle all necessary repairs, provide your buyer with a roof certification verifying your roof\u2019s condition and lifespan for added confidence. Your roof inspector can provide this document for an added $75 to $200<\/a>; the letter remains valid for 2 to 5 years<\/a> after the inspection.<\/p>\n Alternatively, if you go without a pre-listing roof inspection and subsequent disclosure, you bite your teeth waiting on findings from the buyer\u2019s home inspection. If the report reveals your roof is on the brink, it opens the floodgates for renegotiations mid-contract. Jennifer Oldham explains:<\/p>\n \u201cIf you don’t have these reports up front, somebody can do their inspection, their due diligence, and then when they put in an offer, later come back and say, \u2018well we didn’t know there’s $10,000 worth of damage on the roof. We want those credits or you need to repair the roof.\u2019\u201d<\/p>\n Now you\u2019re on the hook for making repairs or conceding to lower the sale price to close the deal \u2014 not worth the gamble.<\/p>\n When your roof\u2019s age is starting to show, reach out to experts for a reliable assessment. You\u2019ll know it\u2019s time to replace your roof if the following apply:<\/p>\n Header Image Source: (Tirachard Kumtanom \/ Pexels)<\/em><\/p>\n","protected":false},"excerpt":{"rendered":" When your roof\u2019s age starts to show, don\u2019t wait for a leak to take action. Rely on these experts to help you determine when you should replace your roof.<\/p>\n","protected":false},"author":111,"featured_media":17845,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"cybocfi_hide_featured_image":"","footnotes":""},"categories":[320,234],"tags":[],"class_list":["post-17842","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-add-value","category-home-improvement"],"acf":[],"yoast_head":"\n![\"A](\"https:\/\/www.homelight.com\/blog\/wp-content\/uploads\/2020\/07\/when-to-replace-roof-house-666x381.png\")
<\/a>1. Start by learning your roof\u2019s history<\/h2>\n
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2. Gauge material life expectancy<\/h2>\n
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3. Take note of signs of wear<\/h2>\n
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4. Get a professional roof inspection<\/h2>\n
![\"\"](\"https:\/\/www.homelight.com\/blog\/wp-content\/uploads\/2020\/07\/when-to-replace-roof-repair-666x381.png\")
<\/a>5. Decide whether to repair or replace your roof<\/h2>\n
What to expect if you replace your roof before you sell:<\/h3>\n
What to expect if you just repair the roof before you sell:<\/h3>\n
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![\"A](\"https:\/\/www.homelight.com\/blog\/wp-content\/uploads\/2020\/07\/when-to-replace-roof-disclose-666x381.png\")
<\/a><\/a><\/h2>\n6. Disclose your roof\u2019s condition to buyers at resale<\/h2>\n
3 main signs it\u2019s time to replace the roof<\/h3>\n
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![](\"https:\/\/www.homelight.com\/blog\/wp-content\/uploads\/2020\/07\/when-to-replace-roof-disclose.png\"){kind=link}