We just sold our home that was 15 years old. Roof was still in excellent condition. But we went ahead and put a new roof on anyway because we felt it would be an issue for many buyers. Our realtor agreed. Especially since insurance companies prefer your roof to be less than 15.

Did we recover any of the cost? That's hard to say. I would guess some, maybe 50% or less.
The home we moved to got a new roof in February, so that was a plus in our minds since the home is 17 years old.

Most real estate agents are happy for a seller to spend their own money for improvements and/or upgrades. It makes it easier for them to sell the house. But, remember that it is a conflict of interest because the agent benefits at your expense. I actually knew a seller who replaced laminate countertops with granite because their agent told them to do it. The only way I would spend a significant amount on improvements is after I tried and failed to sell the house without the improvements. A new roof is a huge expense to pay on a house that you are trying to get rid of.

I posted this same message on the topic of shingle damage.

My home is 12 years old, and I just had my roof replaced three months ago and so did a number of my neighbors, for most of us it was painless. The company that replaced mind did all the approval work down to the color I was permitted to use and my insurance company which is Farmer had me only pay a $500 deductible.
Plus, they finished the job in three days even though they had to stop for rain occasionally.
One of my neighbors point out to me insurance companies would rather pay for a roof replacement, than having to pay not only for a roof replacement but also having to pay for whatever damage could be caused by rain pouring into the home because the roof was not replaced.

Have a company come out check your roof and find out how much your insurance company will cover; in my case I would have been out of my mind not to have it replaced for $500.

Realtor Here
 

You will have a tough time selling a house with a 15yr old roof. What I have done with clients in the past is state in thr MLS listing that the roof will be replaced with a signed contract. Then I have the roofer agree to replace the roof and get paid net 30 so it comes out at closing. This way nothing comes out of your pocket and the new owners are thrilled with an insurable roof.
Since most people make a nice profit off their homes in TV, the extra for the roof seems nominal.
Happy to help you if you aren’t already working with an agent and your house is south of 466.

No, it is maintanance.

Comparing it to countertops is apples and oranges. A 15 year old roof is and issue when selling. If we hadn't put one on, more than likely the buyer would have required it. Plus, some people won't consider looking at a home with an older roof. We felt it was the best way to get it sold. I was just saying our realtor agreed and she's very good btw. We bought and sold that home, and bought this one thru her.

You cannot recoup the cost of roof replacement. Not replacing will be a deterrent to your house selling competitively.

My opinion buyers want older homws with new or newer foofs and AC systems relativly new ,otherwisw the market for your home is seriously downgraded, as far as recovering the costs doublful just makes you home a better candidate for consideration for purchase when those are done.

Yes, on 15 y.o. roof replacement
 

I put my house in Clermont FL up for sale a few years ago. For a small amount more I upgraded to "Architectual Shingles" and what a difference in appearance. Yes, I think it helped to sell the house faster as it had better "curb appeal" the new people could move right in w one less worry.

How much did the steering wheel cost on your used car? Why do people prefer new cars over old cars? Less worry about unforeseen maintenance issues. Same with houses.

A new roof vs and old roof will get different buyers, ones that are more price sensitive than others.
People may overlook the roof if the house has all the other desirables on their list of requirements.

So the answer always is, "every house and buyer is a unique situation"

Other ways to look at the sale:
what's the recent sales and prices look like for as close to a comparable as possible.
That's what a good real estate agent will use. .
Also, you can pretend to be a buyer and go look at selling costs of comparables to get a feel as a buyer
prices and conditions of comparables. Also you are competing against the current inventory for sale at the time you list the house,
which you have no control over, so get an idea of what's for sale right before you sell

Or a new roof vs an older roof won't get the purchaser a reason to want to discount your price.
A new roof probably will sell faster as it appeals to more people for something les to worry about.

Upgrades may not recover the particular cost from within the bundle of land, location, and house particulars from the buyer.
But the new roof gives one less point to dissuade a buyer, or one less point to negotiate from the for sale price, and maybe a quick sale as none of the other houses for sale at the time of your sale, will have a new roof.

These are all externality conditions in your sale environment, none of which you can control other than the price.

Good luck

We have done upgrades / replacements knowing that the house should sell quickly for a competitive price, which is our desires, time to close, versus absolute top dollar cost accounting, which can be calculated, but not the value which is dependent upon each unique buyer.

I can tell you when I was looking for houses in the Villages, one of my criteria was a roof not older than 5 years or a price to compensate for replacement cost + hassle. Mostly, I focused on houses with newer roofs. So, while I doubt if you recoup the investment, your house will probably sell sooner.

Well you are heading for 50 responses.
Some long, Some short.
Some apply to The Villages, Some don't.
I stick with my original response.

If "overall" your house is nice, the neighborhood is nice, you are reasonable with your price..............your house will sell in a reasonable amount of time. Some buyers will try to find excuses NOT to buy your house. Some buyers will try to use their "logic" to determine YOUR price. Some buyers are just looking for the cheapest price. Just move past these "guys"............it's The Villages, there will be another buyer tomorrow.

:coolsmiley:

I think new roofs have come to be expected. Seems buyers will only mention a roof it is NOT newer.

I agree. Replacing your roof is the most expensive maintenance/upgrade you can make. Doing this just to sell a house is a financial mistake. For the same amount of money, you could replace the HVAC system, water heater, washer and dryer, and every appliance in your kitchen. Or, you could do a complete kitchen renovation. Or, you could replace all the flooring. Any of these things would make it easier to sell your house because that is what most buyers look at.

My two cents: I would say that it will make your house sellable for whatever the market price is. I think it's expected that the house be in insurable condition.