We own a 60 year old house. The roof has 3 layers of “stuff,” the original cedar shakes, and 2 layers of composition or 3 tab.
The roof doesn’t leak.
We are probably going to move to another state within the next six months to a year. We will sell the house then.
My question is: Should we re-roof now, or let it be a point of sale? How much will it reduce our asking price?
The house is worth approx. $250,000, which is probably what we’ll ask for it. We paid $170,000, and have a $50,000 home equity loan, we used recently.
In case no real estate folks show up with a more definitive answer…
If it is not leaking, do not re-roof. My limited experience (from buying and selling) is that people buying a house assume all the features of the house work properly. If the current roof works, people will not pay any attention to it while buying the house, thus it will not raise or lower the sales price of the house.
If the roof doesn’t leak, don’t worry about it. A buyer has the option to have a roof inspection done (at their own expense). In fact, some lenders require it.
If an inspection reveals that the roof needs to be redone, you can credit the buyer at closing for the amount of the estimate. Or, you can have the work done and pay for it yourself prior to closing. Either way, it doesn’t really affect the amount you get for the house.
Sorry picunurse. Without knowing more, several flags go up in my head, were I performing a home inspection for the potential buyer.
Was the original roof solid-sawn member (rafter) sizing capable of handling the shakes plus two additional layers? I’d have to check that spec very carefully, as my seat of the pants assessment is not good.
I’d also question how well attached this assembly is-for the newest layer of roofing to penetrate previous layers and properly purchase the base structure-I’d again refer to your local/state building code, and failing that, see what document they have adopted by reference. BOCA, ICBO, UCC, wade through the alphabet soup to determine what code covers your property.
What you have may be fully OK, but three roofing layers makes me skeevy, and I’d need code approval prior to acceptance, with reservations.
We had the house inspected prior to our purchase. He said the roof and its supports were sound.
The code here states no more than 3 layers , so whether we have it done, or the buyer, it would have to be taken down to the roof ribs.
We’re fairly familar with the local codes, since we’ve done all the remodeling ourselves.
We’ve learned a lot in 6 years. I hate to leave.
OK-that said, a potential buyer is faced with full tearoff. Is it a possibility that either layer of shingles atop the shakes are asbestos-bearing? Can you prove they are not?
If the present roof is anywhere close to the end of expected service life, I’d either replace it, or place a dollar allowance amount in the listing contract, such that you will pay for x$/square. If the buyer wants to upgrade to a better quality material, the difference is on them. Some folks like the ability to choose color and look.
Very good point. Thank you.