New house...new roof?

[kellyf2626]

Ok...here is the scoop. DH and I made an offer on a house last week, and the owners accepted our offer! That is the exciting part! The house was built in 1986, and is 3 bedroom/2.5 bath Cape with a pool and large yard. Another couple also put in an offer, so we ended up paying full price for the house.

Now...to the interesting part..... We had the home inspection this week, which revealed water stains on the ceiling near the front of the house. It appears that the roof needs to be replaced - many shingles are cracked or missing, there is lifting in some areas, and ice dams have resulted in leaks in the winter. The roof is original to the home.

We are planning on asking for a new roof to be installed. We really won't have an extra $7,000+ to put on a new roof after buying a new home! The problem will need to be fixed before this winter! Do you think this is a reasonable request???

Thanks!

 

[hlbtimes2]

Depending on what type of loan you are going for, it might be required. If its an FHA loan, the roof has to have a number (I want to say 5 ) years left. If the sellers don't want to cover the cost, you may be able to add the cost on to the loan, giving you the money you need to fix it. Or the sellers may be willing to split the cost with you. It doesn't hurt to ask, but it doesnt mean they have to give you what you ask for. And, if you are going to ask for something big like the roof, I wouldnt ask for a ton of small repairs too (not that you said you planned on it, just adding it on there).

 

[mrsv98]

For me, a roof would be a deal breaker. You never know what is under there and it could easily get in the $10k range quickly. I would also insist on a tear-off, not a reshingle. If there are water stains, then chances are you will need to have some of the roof deck replaced too.

Good luck!

 

[The Mystery Machine]

Since there is "damage", the 7,000 dollar price tag might be MORE once they start with the roof. So you should understand that first.

Generally if the house needs a new roof and there is damage you ask for the repair.
Also with plumbing or foundation issues.

Those are things that could seem to have a small price tag in the beginning but GROW from things unseen.

Bottom line is to ask for the repair or split the cost or something...CYA here, esp since you cannot afford it. Imagine if the 7,000 grows to 10,000 which happens frequently.

 

[skuttle]

If they refused, I wouldn't buy it, IMO

 

[annegal]

I had to really shop around to change my roof for $7k....Home Depot wanted $17k!!!!!!

 

[golfgal]

I wouldn't buy it with a damaged roof. If you want to counter (considering your purchase was contingent on the inspection if not you are out of luck either way) with them fixing the roof and all other damage from said roof leak, etc. I would do that. If they even want to split it half and half I would walk away. They HAD to know the roof was leaking, what else do they know about and didn't fix?

 

[Crankyshank]

It is perfectly reasonable to ask for credit/repair with a major concern like a roof. I can't believe the seller didn't realize there was a problem and why it wasn't disclosed.

I wouldn't be able to get a mortgage for a house with a needed roof replacement. This was through the VA

 

[barkley]

round these parts disclousure laws would make them have to notify future potential buyers up front about these issues-so if you pulled out of the deal (round here) now that they are 'aware' of the problems they would have to market the home as needing roof replacement/repairs. does'nt exactly make for an appealing marketing feature esp. as we are entering the traditionaly slow selling time (but nothing is selling round these parts now).

i would counter with repair or replacements not a fixed price.

btw we got a very good deal on our first home because someone walked away when the sellers balked at replacing the roof. noone else was willing to buy it without the repairs so they ended up sinking the money into fixing it plus taking our offer of 10K less on the price (they already had a home picked out and could'nt afford to sit on it forever).

also, if you buy a house with preexisting problems (if your lender will let you) subsequent issues that might have been covered by homeowners insurance generaly will not be (kind of like the preexisting condition clause with medical travel insurance).

 

[The Mystery Machine]

It is perfectly reasonable to ask for credit/repair with a major concern like a roof. I can't believe the seller didn't realize there was a problem and why it wasn't disclosed.

Yea...they knew it leaked. Frankly....I would turn the house down unless they fix it.

After much used car and house buying we have learned that if something as major as a ROOF was overlooked by these people....imagine what else needs to be replaced.

My guess is that all the appliances, water heater, furnace, etc...are ALL on their last legs.
If they are all OLD please do yourself a favor and look closer at this stuff too. Turn on the heat, run the dishwasher and any other "old stuff".
You may be falling into the "money pit". Be careful!!!!

 

[kellyf2626]

Thank you for all of your thoughts....and feel free to keep them coming!

Our agreement was contingent on the inspection....so that is good news. Their agent did disclose during the first showing that the owners knew the roof may need replacement. Clearly it does....especially with water damage to portions of the ceiling!!

Like many of you said...the cost may even go up once the work begins! Luckily, the boiler is new - and the rest of the inspection was fine. I will keep everyone posted!! Hopefully we can come to an agreement on putting on a new roof!

 

[barkley]

negotiate that the seller pays for the first year of a home warranty. it costs about $400 and will cover all the appliances, a/c, heater, some plumbing with only a $50 co-pay on your part. it can be a godsend with an older home. if they won't pay for it buy it yourself-it's much easier to get one when you initialy purchase a home and then it can be renewed on a yearly basis.

 

[momrek06]

Ok...here is the scoop. DH and I made an offer on a house last week, and the owners accepted our offer! That is the exciting part! The house was built in 1986, and is 3 bedroom/2.5 bath Cape with a pool and large yard. Another couple also put in an offer, so we ended up paying full price for the house.

Now...to the interesting part..... We had the home inspection this week, which revealed water stains on the ceiling near the front of the house. It appears that the roof needs to be replaced - many shingles are cracked or missing, there is lifting in some areas, and ice dams have resulted in leaks in the winter. The roof is original to the home.

We are planning on asking for a new roof to be installed. We really won't have an extra $7,000+ to put on a new roof after buying a new home! The problem will need to be fixed before this winter! Do you think this is a reasonable request???

Thanks!

OP: DH & I just sold a 1986 Gambrel Cape Code home. We knew there was NO problem with our roof. It was fine. We also knew that if we had not sold the house the next improvement we were scheduled to "look" at was going to be the roof. I hear the life expectancy of a roof is roughly 20-25years. We had just hit the 20 year mark.

I certainly hope this works out for you. I would get some estimates before you make the $7,000.oo request...it may cost MORE than that to replace.

 

[ZachnElli]

We sold a house that needed a new roof. We couldn't afford the new roof and we just subtracted it from the price. It was a hail storm and it destroyed the roof and gutters. State Farm said it wasn't damaged enough despite several roofers saying it most definitely was badly damaged and even a few said it was the worst they had seen! Roofs on houses on both sides of us and all over the neighborhood were replaced, guess they had someone better than State Farm. Anywho, the guy who bought it was a fixer upper and just wanted us to subtract the amount from the price and he was looking at the house a few days before we even went to market, so we were still cleaning and painting and he told us to stop everything, he'd do it. He even waived inspection. We knew it was a problem, but it didn't leak (it happened the summer before). Good luck!

 

[bettyann29]

Yes I do think its a reasonable request.. We just purchased a home in May that was built in 1964, although I believe the roof has been replaced in past, upon inspection it was determined that the roof needed to be replaced.. My Real Estate Agent advised their agent that we would like the roof replaced.. 2 days later I happened to drive by the house as I lived a few streets over and past it every day on the way to work and they had roofing supplies in the driveway and there were workers there replacing it..

If they are wanting to sell the house they will do it.. If you are requesting this anyone else who goes to by it will notice this too and will most likely request to have it fixed..

 

[kellyf2626]

Well....here is an update for today. The sellers agent does not think they will replace the roof - and has stated they priced the house knowing that the buyer would have to do some "work" on the roof. The house is beautiful - and we did get it for a great price - but unfortunately, my DH and I are at the top of our budget just to buy the house. So, we will have no extra money after closing to put the roof on ourselves. Right now, we are getting some quotes, and will forward them to the sellers, hoping they will possibly offer money toward our closing costs (maybe 1/2 the roof price?).

The good news is that we found out the sellers have come under agreement on a house they wish to purchase!! So, hopefully they will want our agreement to somehow go through!

Keep your fingers crossed!

 

[mrsv98]

Thats great, but stand firm. I would rather let it go than take a chance. Roof work gets VERY expensive VERY fast!

 

[golfgal]

I still think that they should replace the roof. I would ask your agent to show you some comparable homes in the area that have sold recently and for what price. My guess is that they have not allowed for a total re-do for the roof and associated repairs. I would be curious to know if they filed an insurance claim for the roof as well. We know some people that bought a house knowing full well that the previous owners had roof damage, got an insurance claim check, KEPT the money, never fixed the roof. DUMB!

 

[tekmom]

.......

 

[The Mystery Machine]

I would walk away personally. This is a "red flag" situation.

I think you are going to have to sign a waiver that lets them off the hook, I think.
With insurance and things...very tricky waters you are going into.

You may find that your insurance company will not insure the property...

Be very careful!