Should You Replace Your Roof Before Selling?
"So if we have a roof towards the end of its life but no leaks, you think we should replace before selling?"
A commenter on r/homeowners asked that, and the answer starts here: age alone doesn't decide it. The roof's condition, what a buyer's inspector may flag and a real quote do. You can check the condition from the ground today. Then a written quote lets you weigh replacing against selling as-is with a credit, which means money off the price instead of doing the work.
Quick answer:
- Look at the roof from the ground for broken or missing shingles, or some with curling edges1.
- Ask your agent what your state's seller disclosure form asks about leaks; Washington's asks whether the roof has leaked in the last five years2.
- Don't plan on insurance paying for an old roof: it won't pay for a new roof just because it's old or worn out3.
- Get a written replacement quote from a roofer you choose, so you have a number to compare with a buyer's credit.
On this page
Today you control two things: what you see from the ground, and whether you have a number in hand.
Is a 20-year-old roof "old"?
Not automatically. A roof can last anywhere from 20 to 50 years, depending on the materials used4, so 20 years can mean anything from mid-life to near the end. Find out what your roof is made of and when it went on. That tells you whether you have a roof towards the end of its life, and the condition check below tells you the rest.
Not sure when your roof went on? How to find out when your roof was replaced.
Ground check: what an inspector may look at
Start outside, looking up, for broken or missing shingles, or some with curling edges1. Walk around the house, photograph anything you see, and bring the photos to your agent and to any roofer you call.
Look from the ground. A roofer you choose can go up for a closer look.
Want the longer list of what an inspector checks on a roof? A roof inspection checklist for what to check and ask.
Replace, repair or sell as-is: three paths
None of these is the right answer for every house. The roof's condition and your quote decide.
| Path | What it means | What to ask |
|---|---|---|
| Replace before listing | You pay for a new roof, then list the house | A written quote that shows what it includes and how long the job takes |
| Repair | A patch fits a hole; widespread problems point toward replacing5 | Which spots need work, with a photo of each |
| Sell as-is with a credit | You list the roof as it is and agree on a credit instead of doing the work | Your agent: how a credit would be written into the offer, and how it compares with your quote |
One r/homeowners commenter would skip the work entirely: "I wouldn't put a penny in the home and sell it as is." Whether that fits you depends on what the roof looks like. Price the other two paths before you rule them out.
Wondering whether a new roof would change what buyers will pay? Does a new roof increase home value.
Can an older roof affect the buyer's insurance?
It can. Some insurers decline to write new policies for homes with older roofs6. Others may cover the roof only at actual cash value, which means depreciation is factored into the payout6 instead of the cost of a new roof. In Texas, new roofs often get a better rate than older ones7.
Before you list, ask your agent whether an older roof could make it harder for a buyer to get insurance6 where you live.
What should you ask your agent about leaks?
Ask first about the disclosure form, the paper where a seller answers questions about the house. In Washington it asks whether the roof has leaked within the last five years2, so a known leak gets answered honestly even if it was repaired. Your state's form may ask something different.
Bring these questions to your agent and to the roofers you call:
- Which disclosure form applies here, and how do I report a past leak or repair?
- How would a roof credit be written into an offer?
- If I put on a new roof before selling, how long would the job take, and does it fit my listing date?
- How have similar homes near mine sold with older and newer roofs?
- What might a buyer's lender want done about the roof before closing, and how would that change my choices?
Steps to take before you decide
- Check the roof from the ground and photograph what you see.
- Ask your agent the questions above.
- Get two or three written quotes, then compare replacing against a credit.
Getting a number without being rushed
One commenter in a roofing thread put it this way: "The guy selling roofs is telling you to replace your roof asap… hmmm". Never allow yourself to be pressured into signing a contract for repairs or a new roof8.
Ask each roofer to put in writing what the price includes, a price per unit for any hidden damage found once the old roof is off, and what you pay at each stage. Payments tied to completed stages and promises in writing8 are both worth asking for. You can send this:
Please write in your quote what is included, the price per unit for any hidden damage you find, and what I pay at each stage. Please also send a photo of every problem you want fixed.
If a roofer won't put this in writing, that is an answer too: weigh it against the bids that do.
Quick questions
Does a new roof raise the value of your house? How much it adds depends on your local market and on the roof's condition. Ask your agent how similar homes nearby sold with older and newer roofs, and set that against your written quote.
What is the 25% rule for roofing? Florida's code limits repairing, replacing or recovering more than 25 percent of a roof or roof section in 12 months9. Past that, the whole section must meet the code. San Diego uses a 25% threshold of the total roof area within twelve months10 for its own requirements. Before a partial repair, ask your local building department and your roofer which rule applies.
What is the hardest month to sell a house? The slow months differ by market. Ask your agent which ones are slow where you live, and plan any roof work to be finished before your listing date.
Should I patch the roof just to get through the inspection? Ask the roofer to say in writing how long the patch is meant to last and what it leaves untouched. Then compare that with the replacement quote.
Sources
1. NC State Extension, Inspecting a House
2. Washington State Legislature, RCW 64.06.020
3. Texas Department of Insurance, Insurance and your roof
4. U.S. Department of Energy, Replacing Your Roof? It's a Great Time to Add Solar
5. U.S. Department of Energy (Building America), Repairing Roofs & Ceilings
6. Insurance Information Institute, How Your Roof Influences Your Home and Business Insurance
7. Texas Department of Insurance, What to know about insurance and your roof
8. Georgia Governor's Office of Consumer Protection, How do I know if a roofer is reputable or not?
9. Florida Building Commission, DS 2021-007 Staff Analysis
10. City of San Diego Development Services, Information Bulletin 123
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