one last item to add to the list of differing opinions:
Roof replacement is considered a capital upgrade, so the cost of the roof can be added to the cost of the house when calculating any capital gains taxes. This aspect is important if the house is NOT your primary residence, or wasn't your primary residence at some point in the last 5 years, or if the size of your gain is larger than the exclusion on your one time primary residence.
There is some terminology / interpretation issues with the answers on the web. . .
The words are "not tax deductible, but can be added to the cost basis of the house."
The correct interpretation of this phrase is that the cost of a new roof does not go against your income, but does go against the capital gains, if any, of the house.
This might be overlooked, uncertain as to the tax situation of your house.
If you sell as is, you may be limiting your buyer pool to cash offers only. . . therefore the sale of your house might take longer, as those with a mortgage will either pass, or want to negotiate down the cost of a new roof. That is fine if you price the house as if the house has a new roof, but if you price the house as needing a new roof, then you have to forgo most if not all non cash offers.
good luck, its a jungle out there.
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