Last updated on November 1st, 2023 at 06:13 am

Quick Answer

Yes you can sell a home with a worn out roof. But the buyer is going to deduct the cost of a new roof off the price of the home. There are also cash buyers who will make you a cash offer without having to get a loan.

If you know there is something wrong with the roof, its better to have the disclosures ready for the buyers.  A realtor can provide you with the property disclosures in the state in which you live.

Should I replace my roof before selling?

The answer to this question depends largely on the current state of the roof, and how much life it has left. If your roof is in good shape and has many years of life left, you may not need to replace it before selling your home. Sometimes roof repairs can be made 

However, if it is worn or damaged, a roof replacement can help make your home more attractive to potential buyers. 

It will also help as a major selling point and help in any negotiations.

How a homeowner can decide if you should replace your roof: 

Key questions to ask include:

  • How old is the existing roof
  • What condition is it in?
  • Will it pass a home inspection?
  • Does it need any repairs or maintenance?
  • Are there any visible signs of damage or wear and tear?
  • What type of material was used to build the roof and how long will that last?
home inspector on roof

When replacing a roof makes sense:

 If the existing roof is more than 15-20 years old, if it’s in poor condition and needs repairs or maintenance, or if it is not expected to pass a home inspection [chances are its worn out], then replacing the roof before selling may make sense.

 If you notice roof leaks come in from the ceiling or attic during bad weather or any water damage,  you will want to call a roofer out to check out any potential problems.

If flashing or a simple repair aren’t a viable solution then difficult decisions will need to be made.

 Replacing the roof with a higher quality material will also add value to your home and could help you

Replacing a roof can be expensive, and it’s important to consider whether you can afford to do so before selling your home. 

The price of a new roof is determined by various factors, including the material utilized and the amount of the area covered.

How much does it cost to replace an asphalt roof

Generally speaking, asphalt shingles are one of the most affordable options [that is why most houses have asphalt] and typically cost an average of $3 – $4 per square foot.

How much does it cost to replace a metal roof

Metal roofs are more expensive, but they also last longer, averaging around $7 – $10 per square foot.

How much does it cost to replace a tile roof

Tile roofs can be even pricier, with some estimates topping out at around $15 per square foot.

How much does it cost to replace slate tile roof

According to modernize, slate tiles can cost up to $12.50 per square foot.

 In addition to materials costs, there may also be labor costs associated with replacing a roof which could add several thousand dollars or more depending on the size and complexity of the job.

Fortunately, replacing a roof can help increase the value of your home as well since buyers tend to prefer newer roofs that don’t need any repairs or maintenance in the near future.

This means that while replacing your roof may require an upfront investment, it could actually lead to a greater return in the long run if done properly.

It’s important to research different types of materials and talk with contractors to make sure that you find an option that fits both your budget and needs before making a decision about whether or not you should replace your roof before selling.

How to choose the right contractor

The first step is to have a roofing specialist come out and check the structure and state of the roof. A home inspector might be able to give you details as well.

The best way to find a roofing contractor to fix your roof is to start by asking friends, family, and neighbors for referrals. It’s important to get several estimates from different contractors before deciding who will do the work.  

When evaluating roofers, make sure they have all the proper licensing and insurance required in your area. Check online reviews of each contractor you’re considering as well.

 Once you’ve narrowed down your list of potential contractors:

  • call or visit them in person to discuss their experience with roofs similar to yours and ask for references from other customers.
  • Make sure that the contractor is willing to provide a written estimate so that you know exactly what services are being provided for the price quoted.
  • Finally, make sure the contractor’s work is backed by a warranty and that they offer a satisfaction guarantee.
roofing contractors

Advantages of having a new roof on your house

Replacing a roof can add significant value to a home. A new roof not only increases the curb appeal of the property, but it also provides peace of mind for potential cash buyers that their home is protected from the elements.

It certainly won’t hurt the in the appraisal and could be the single reason a buyer moves forward with the purchase.

Depending on the material used and the state in which you live in, a new roof will typically last between 15-50 years and can potentially save homeowners money in the long run by reducing energy costs as well.

When considering how much value a new roof adds to a house, it is important to factor in both the cost and quality of materials used.

On average, replacing a roof can increase the value of a home significantly depending on its age and condition prior to replacement.

According to research by Remodeling Magazine’s Cost vs Value Report 2019-2020, replacing an asphalt shingle roof recoups 89% of its value upon sale while metal roofs provide an even higher return at 92%.

Additionally, these returns are greater in areas where homes are likely to stay on the market for longer periods of time due to high demand and low supply.

Upgrades to a new roof will lower how much a/c you use, resulting in lower bills!

Therefore, when deciding whether or not to replace your roof before selling your home, consider both the cost and potential returns you may incur from doing so carefully before making any decisions.

What types of buyers purchase homes with worn out roofing

Homebuyers who are looking for a fixer-upper or an investment property may be willing to purchase a home with a damaged roof.

These buyers typically want to buy the house at a discounted price and then make necessary repairs that would increase the value of the property.

Investors often look for homes with roofs in need of repair or replacement as they can reduce their initial outlay cost and earn a return on investment from making such improvements.

Buyers who are trying to get into homeownership but cannot afford major repairs might also consider purchasing a home with a damaged roof, depending on the extent of damage and associated costs.

These types of buyers may face issues getting funds from lenders as a roof is a major repair. 

The bad news is that if the lender declines to loan funds on the home, the sale of the house will probably be cancelled.

The key is to have realistic expectations about what it will take, both financially and logistically, to replace the existing roofing materials before deciding whether or not it is worthwhile to purchase this type of property.

Risks of selling a home with a Bad Roof

Selling a home with a bad roof can have a lot of consequences:

  • Decreased home value: A roof in poor condition will decrease the value of any home, and make it more difficult to sell.
  • Liability issues: If the roof is in poor condition and the seller does not disclose this information, they may face legal issues if the buyer discovers the problem later.
  • Complications during the sale process: A bad roof can also make it more difficult to close the sale, as potential buyers may be hesitant to purchase a home with a roof in poor condition.
  • Lower offers: A bad roof can result in lower offers from potential buyers or force the seller to lower their asking price on the property. 
  • Repair costs: The seller may have to pay for repairs before selling the home, which can be costly and time-consuming.

What is the impact of a worn out roof on property value

The impact of a bad roof on home value can add up.

  • A bad roof can reduce the value of a home by as much as 10% or more, depending on the extent of the damage and the condition of the rest of the house.
  • It can make a home less attractive to potential buyers, resulting in a longer time on the market and lower offers.
  • Additionally, a bad roof can lead to other costly issues such as moisture damage and mold growth, further reducing the value of the home.

Why sellers should consider a roof repair

According to a survey conducted by the National Association of Realtors, 22% of home buyers are willing to purchase a home with a bad roof. That means you might lose up to 78% of buyers if you choose not to fix your roof!

Although a new roof doesn’t significantly increase resale value, it can help you sell your house more quickly. For first-time buyers or any buyer who won’t be able or willing to make significant renovations after moving in, a move-in ready home is a selling feature. 

Advertising the fact that your house has a brand-new roof could help it draw in more purchasers and offer you an advantage over rival properties. 

A new roof also reduces the possibility that problems found during a buyer’s home inspection may spark difficult talks or, worse yet, derailed the entire transaction.

Depending on the type of housing market you are in, this can save people thousands of dollars.

In order to make a sale stick, the seller may also need to provide a roofing warranty to the buyer, which will cover any repairs or replacements that are needed during the warranty period.

Ultimately, the sale price could be severely affected by not replacing the roof!

What is the expected lifespan of the roof?

Roof Type Duration in years
Ashpalt Shingles
20-25 years
Metal Roofs
40-75 years
Tile Roofs
50-100 years
Wood Shingles
20-30 years
Flat roofs
10-20 years

How long a roof will last is going to depend on various factors. What type of material is used , the quality of the installation, and the climate in the location where the roof is installed. Here are some general estimates for the lifespan of different types of roofs:

  • Asphalt Shingles: 20-25 years
  • Metal Roofs 40-75 years
  • Tile Roofs: 50-100 years
  • Wood Shingles: 20-30 years
  • Flat Roofs [built-up roof, single-ply membrane]: 10-20 years

It’s important to note that regular maintenance, such as cleaning and repairing any damage, can extend the lifespan of a roof. Additionally, the actual lifespan can vary depending on the specific conditions in which the roof is installed.

Although asphalt is the cheapest, it might not save you the most amount of money if you consider the alternatives. 

How to price a home that needs a new roof


Here is how you want to price your property that needs a new roof! If you want to know how to price your home that has a worn out roof, you will want to subtract the cost of a new roof from the price of the home. 

The cost of replacing the roof will be based upon the type of roof you have and the total sq. ft.

Next, you will want to factor in age of the roof [most last 20 years], the condition of the roof, the area it is in, and the cost of any necessary repairs.

Why cash buyers make sense

Selling a house for cash without making repairs can have several advantages. For one, it is often a much faster process since cash house buyers don’t have to wait for loans to be approved or any other issues that may arise from traditional home sales.

  • Cash transactions are generally easier to complete and can be done in as little as 7 days, depending on the situation.
  • Secondly, selling a house for cash without making repairs allows homeowners to avoid the hassle and expense of completing costly renovations before selling their home.
  • It also eliminates the need for potential buyers to take on any additional debt when financing the purchase of a fixer-upper or investment property.
  •  Furthermore, this type of sale may even offer financial incentives between buyer and seller as well, since sellers typically charge less when selling their homes with existing damage.
  •  Lastly, cash buyers are usually more likely able to close quickly due to having their finances already in order before they make an offer on a property, while those looking for traditional financing would have to wait until bank approval is secured.
  • For all these reasons, selling a house for cash without making repairs can often be advantageous for both sellers and buyers alike.

Homeowners will benefit from not having to spend extra money on renovations prior to listing their property and being able to close much faster than if they had opted for a traditional sale.

Buyers may benefit from not taking on additional debt when purchasing a fixer-upper or investment property that needs repairs and being able to purchase the property at a discounted price due to the existing damage. 

On the other hand, the buyer will have these repair costs to consider!

Ultimately, it is important that both parties carefully consider the pros and cons of this type of transaction before deciding if it is the best fit for them moving forward.

Remember if you are unsure of what you need to do, don’t be afraid to get help from realtors in your area. A real estate agent can give you advice on any properties. 

Before you pay a realtor a commission to list your property on the MLS, consider contacting a real estate investor. Cash buyers pay all of your closings costs and there won’t be any agent fees in the transaction!