Selling a house that needs a new roof
A tired or leaking roof is one of the first things buyers and appraisers notice. Here's how it affects your sale and what you can do about it.
No obligation. No pressure. Takes about 2 minutes.
The short answer
You can sell a house that needs a new roof, but it narrows the buyers who can easily close. For FHA loans, appraisers must flag a roof that lets in moisture or has less than two years of life left, and send it for a professional roofer's inspection, which can hold up a financed buyer until it's dealt with. Your choices are to replace it and list, list it with a price or credit that reflects the roof, or sell for cash to a buyer who handles it.
Step by step
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1
Check whether insurance covers it
If the damage came from a storm, a falling tree or another sudden event, call your insurance company and ask whether it's covered before you patch or replace anything. Take photos first.
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2
Get a roofer's written estimate
Ask whether the roof needs a repair or a full replacement, what it would cost and how much life it has left. That one page answers most of the questions a buyer will have.
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3
Know what financed buyers face
HUD's FHA handbook says the roof covering must keep out moisture and have at least two years of remaining physical life. If it doesn't, the appraiser reports it and makes the appraisal subject to a roofer's inspection; if the roof can't be seen, the appraiser checks the attic and ceilings instead.
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4
Choose: replace, adjust the price or sell as it is
Replacing it opens the door to more financed buyers and usually a higher price, if you can front the cost. Pricing the roof in keeps your cash in your pocket but can slow the sale. A cash buyer takes the roof as it is. Maryland's disclosure form asks about roof leaks and the roof's age, and DC's covers the roof; our state disclosure guides explain the rest.
Sources: HUD Handbook 4000.1, Section II.D.3 (roof covering, repair requirements) · Maryland Residential Property Disclosure and Disclaimer Statement · Md. Code, Real Property § 10-702 · D.C. Code § 42-1305
This page explains general lending standards and disclosure rules. It isn't legal or insurance advice. Check your policy with your insurer and your disclosure duties with a real estate attorney.
Cash offer vs listing
Example: a $250,000 home
| Offer | $205,000 |
|---|---|
| Repairs | $0 |
| Commissions | $0 |
| Closing costs | $0 |
| You walk away with | $205,000 |
| In 7 to 14 days | |
| Sale price | $250,000 |
|---|---|
| Repairs | about $8,000 |
| Commissions | about $13,800 |
| Closing and holding | about $6,000 |
| You walk away with | about $222,200 |
| In 60 to 90 days | |
Example only. Your numbers depend on your home and market.
We'll show the cash offer next to what listing could net after a new roof, commissions and time, so you can see whether replacing it pays.
Frequently asked questions
Should I replace the roof before selling?
If you have the money and the roof is the main problem, replacing it can bring in financed buyers and a better price. If the house needs a lot more than a roof, compare the full repair cost against a cash offer first.
Can an FHA buyer close on a house with an old roof?
An old roof isn't automatically a problem. The FHA standard is that it keeps out moisture and has at least two years of life left; if not, the appraiser calls for a roofer's inspection and the lender decides on repairs.
Do I have to tell buyers the roof leaks?
It depends on where the house is. Maryland's form asks about roof leaks and moisture directly, and DC's covers the roof. Our Virginia, Maryland and DC seller disclosure guides go through each state.
Who are you?
We are real estate investors based in Baltimore, helping homeowners since 2016. We buy houses directly for cash. We are not a licensed real estate brokerage and do not list homes ourselves; if listing could get you more, we show you the math so you can choose.