Should I Replace My Roof Before Selling My House In Cleveland?

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Selling a house with an older roof raises a practical question: whether to pay for a new one before listing or leave that decision to the buyer. The buyer’s home inspector will assess the roof, or you can have it assessed ahead of time so you know what they will find. This guide explains how to judge where your roof stands, what your options are, and what to do before you list a home in Northeast Ohio.

Key Takeaways

• Whether to replace the roof depends on its condition, and age is only one of the clues about where to look and what to look for.
• A buyer’s home inspector will report on the roof, so finding out what they will find before you list gives you time to decide.
• You can replace the roof before listing, repair it before listing, or sell as is and expect to negotiate with the buyer.
• A written quote from a roofer gives you a real number to work with if a buyer asks for a credit.
• Campo Roof’s 25-point inspection includes the attic and a photo report. (Note: There may be a small fee for a sale assessment inspection report)

Do You Have to Replace Your Roof Before Selling a House in Northeast Ohio?

Not necessarily. Many homes sell with older roofs, and whether yours needs to be replaced first depends on its condition and on what the buyer’s inspection finds. A roof that is old but sound can often be sold as it is, while a roof that is leaking or visibly failing is much harder to sell around. Age is one clue about where to look, and our guide to how long residential roofs last explains what affects it, while the signs below tell you what to look for.

What Happens When a Home Inspector Looks at Your Roof?

A buyer’s home inspector will look at the roof and note its condition and any visible problems in the report the buyer receives. Inspectors typically look at the shingles, at the flashing (the metal that seals the joints around chimneys and vents), and at the attic for signs of moisture. If the report flags the roof, the buyer can ask you to repair it, offer a credit toward a replacement, or lower the price. Your agent and the buyer’s agent work out which one.

How Can You Tell if Your Roof Will Cause Problems in a Sale?

You can usually tell from a few visible signs, and each one points to a different level of concern.

• The age of the roof. Older shingles wear out, so age is a reason to look more closely, but it does not tell you the condition by itself, since a younger roof can have storm damage and an older one can still be sound.
• Granules in the gutters. Shingles are coated with small mineral granules that protect them from the sun, and a lot of them washing into the gutters means the shingles are wearing out.
• Missing, cracked or lifted shingles. Water can get under a shingle that has lifted or broken, and wind can pull more of them loose over time.
• Water stains on a ceiling or in the attic. A stain means water has already reached the inside of the house, and our post on where roofs most often leak shows which spots to check first.
• Soft or sagging spots. The roof deck, which is the wood under the shingles, may be damaged, and that usually means the problem is larger than the shingles alone.
• Repeated patches. A roof that has been repaired several times in different places is often failing across the whole surface and not in one spot.

Pro Tip: How would you know if the roof has soft or sagging spots? From the ground, look along the roofline and the ridge in daylight, ideally from across the street, for dips or waves in what should be a straight line. From inside, look in the attic at the underside of the roof for dark stains, damp wood, or boards that bow between the rafters, and look at your ceilings for bulges or stains, which our fall roof check you can do without a ladder walks through. Do not walk on the roof to test it, because a damaged roof deck can give way, and a roofer can check it safely.

If you see any of these, a roofer can tell you whether a repair will hold or whether replacing the roof makes more sense.

Should You Repair the Roof, Replace It or Sell As Is?

-Repair when the problems are limited to one area
-Replace when they are spread across the roof
-Sell as is only when the roof is sound or when you are prepared to negotiate the roof with the buyer.

Replacing the roof before you list takes it out of the negotiation, but you pay for it before the house sells. Repairing costs less up front and works well when the rest of the roof is in good shape, though a patch on an old roof does not stop other areas from failing later. Selling as is costs nothing up front, but the buyer’s inspection report will include the roof, and the buyer may ask for a credit or a lower price.

Should You Get a Roof Inspection and Quote Before Listing Your House?

Yes, because an inspection tells you the condition of the roof before a buyer’s inspector does, and a written quote tells you what the work would cost if a buyer asks for it. Campo Roof’s 25-point inspection checks the attic, the shingles, the flashing, the vents and other parts that go through the roof, and the gutters and trim at the roof edge, and it comes with a photo report. Our guide on how to read your roof inspection report helps you understand the results, and we will tell you whether a repair is enough or the roof needs to be replaced, so you can decide with your agent before the house goes on the market.

How Much Value Does a New Roof Add When You Sell?

It depends on the home, the condition of the current roof and the local market, so no single figure applies to every house in Cleveland. A new roof can keep the roof from becoming an issue in a buyer’s inspection, which may help a sale go through without a credit or a price reduction. Our post on how much value a new roof adds covers materials and costs in more detail.

Frequently Asked Questions About Replacing a Roof Before Selling

Can I transfer my roof warranty to the buyer?

Yes. A Campo Roof workmanship warranty can be transferred one time, when you sell the home, for a $250 fee.

The manufacturer’s warranty is separate. If your shingles are covered by a GAF, CertainTeed or other manufacturer warranty, you transfer that one directly through the manufacturer. And it’s worth telling your agent about both warranties before you list. A transferable warranty is something a buyer can see in writing.

Can I sell a house with an old roof?

Yes. Many homes sell with older roofs, and the price and the negotiation will depend on the roof’s condition and what the buyer’s inspection reports.

Do I have to tell buyers about roof problems?

Disclosure rules are a legal matter, so ask your real estate agent or an attorney what applies to your sale.

Should I replace the roof before the buyer’s inspection or wait?

Replacing before you list removes the roof from the negotiation, and waiting lets the buyer’s inspection decide whether it comes up at all. An inspection and a written quote now let you choose with real numbers.

Is a repair enough before listing?

It can be, when the problems are limited to one area and the rest of the roof is sound. A roofer can check the whole roof and tell you whether a repair will hold.

What does Campo Roof’s inspection cover?

Our 25-point inspection checks the attic and insulation, the shingles, the parts of the roof system such as flashing, ice and water shield and drip edge, the vents and other parts that go through the roof, and the gutters and trim at the roof edge. It comes with a photo report.

Should I talk to my agent or a roofer first?

Both. Your agent knows what buyers in your area expect, and a roofer can tell you the actual condition of the roof, and our guide to finding the best roofer in Cleveland and Akron explains what to look for.

Does Campo Roof serve my area?

Yes, if your home is in Northeast Ohio. Campo Roof is based in Twinsburg, Ohio, and has served Northeast Ohio since 1978.

Why Trust Campo Roof With Your Roof Replacement?

We have worked on Northeast Ohio roofs for nearly 50 years. When we inspect your home, you get photos of what we find and a straight answer on whether a repair or a replacement makes sense. We look forward to hearing from you, so schedule an inspection today!