When you’re getting ready to sell your home, deciding which repairs to tackle before listing is
crucial. Among the most significant — and costly — are the roof and the HVAC system.
Replacing these before putting your home on the market can have substantial benefits, but is it
always necessary? Let’s break down the factors to consider when deciding whether to replace
your roof before selling.
How Do You Know If Your Roof Needs to Be Replaced?
In Arizona, tile roofs are most popular, but it’s not the tiles themselves that fail, but the
underlayment beneath them. While tiles can last 50 years or more, the underlayment typically
has a life expectancy of 15 to 20 years.
You can’t just look at a tile roof and determine if it’s nearing the end of its life. The condition of
the underlayment can vary significantly from house to house, depending on factors like the
quality of the material used and how well it was installed. This is why it’s essential not to rely on
the age of the roof alone. An inspection is the only way to know for sure whether your roof needs
replacing.
What to Look for When Choosing a Roofing Company
Use a Licensed and Insured Contractor: This might seem obvious, but it’s worth
emphasizing. A licensed contractor is more likely to adhere to industry standards, and
insurance protects you in case anything goes wrong.
Get Multiple Bids: Roofing companies can vary widely in both cost and quality. I
recommend having at least two or three companies come out to give you bids. This
allows you to compare not just prices but also the level of detail and professionalism each
company offers.
Understanding Roof Warranties
Roof warranties can differ significantly between companies, and understanding these differences
is essential. Generally, warranties fall into two categories:
Workmanship/Labor Warranty: This typically ranges from 2 to 10 years, depending on
the company. It covers any issues arising from the installation process.
Materials Warranty: This can vary from 5 to 15 years and even up to 30 years for the
top-tier underlayment. This warranty covers defects in the roofing materials themselves.
One of the most important things to check is whether the warranty is transferable to the new
owner if you sell your home. Even if you’re not planning to sell soon, it’s still wise to choose a
company that offers a transferable warranty — you never know what the future holds. Make sure
you have this in writing for both labor and materials.
Different Types of Underlayment
After 16 years in real estate, I was surprised to learn about the different types of underlayment
just a few years ago. Roofing companies automatically base their estimates on the cheapest
underlayment to keep costs down, and you might not even know you have a choice.
There are three main types of underlayment:
Single Layer Asphalt: Offers a 15-year warranty.
GatorSeal Underlayment: Comes with a 20-year warranty.
Westlake Tile Seal Underlayment: Provides a 30-year warranty.
The price difference between these underlayments is not that much, but the warranty on the top
underlayment is double that of the cheapest option. If you plan to stay in your home for an
extended period, investing in a higher-quality underlayment might be worth considering.
What About Repairs?
If replacing the entire roof isn’t needed or is not in your budget, repairs might be a viable option.
While a roofer will warrant their repairs, some roofing companies go a step further. They’ll
perform a thorough roof inspection, make the necessary repairs, and then warrant the entire roof
against leaks for two years. This can be a great middle-ground option if you’re looking to avoid
the full cost of replacement.
Roof Inspections are Free
Roofing is a competitive industry, and inspections are free, so get several bids and compare them
side by side. Ask for a detailed breakdown of everything included in the price — many
companies will provide this as part of the estimate. Understanding what’s included (and what
isn’t) will help you make an informed decision.
Pros and Cons of Replacing Your Roof Before Selling
Pros:
Higher Sales Price: A new roof can justify a higher asking price, as it’s a major selling
point for potential buyers.
Faster Sale: Having one of the major expenses already taken care of makes your home
more attractive, especially to first-time buyers who might be wary of big-ticket repairs.
Stand Out From the Competition: If you’re competing with similar homes in your area,
a new roof can set your property apart.
Reduced Negotiations: Roof repairs can often become a sticking point during the
inspection period. By taking care of this upfront, you reduce the chances of negotiations
stalling or falling through.
Cons:
Cost: A new roof is expensive, and while it adds value, it’s still a significant upfront cost.
Return on Investment: You might not recoup the full cost of the roof in the sale price.
While it adds value, the ROI may not be 100 percent.
Disclosure Requirements: If you have a roof inspection and decide not to make repairs,
you’re still required to disclose any issues found. This could potentially deter some
buyers.
Consider Current Market Conditions
Market conditions should also factor into your decision. We’ve recently shifted from a seller’s
market to a more balanced market, and in some areas, it’s even become a buyer’s market. In a
more balanced or buyer’s market, having a move-in ready home with no major repairs needed
can be a significant advantage.
Final Thoughts
Replacing your roof before selling can be a smart move, but it’s not always necessary. Weighing
the pros and cons, considering your budget, and understanding your local market will help you
make the best decision for your situation.
If you have any questions about getting your home ready to sell, or if you need recommendations
for reputable roofing companies or other contractors, please don’t hesitate to reach out. I’m here
to help make your home-selling experience as smooth and profitable as possible.
By Lorraine Ryall, Associate Broker, CDPE, CSSN, CNE
KOR Properties