Originally Posted by dewilson58 (Post 2377995)

You will NOT recoup your investment.

The buyer's insurance company may or may NOT care.

Originally Posted by Papa_lecki (Post 2378030)

Did your realtor put in the description on realtor.com “new roof”?

You can search it - you’ll get something back, according to here, it’s about 56%. I would guess 40 to 50% of the value will be returned.
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#10 Roofing Replacement (Asphalt Shingles)
Average return at resale: 56.9%

Roof replacement is an inevitable long-term cost of homeownership, particularly if you own an older home with a neglected roof. Replacing a roof with 30 squares of fiberglass asphalt tiles costs an average of $30,680, and you can make an average of $17,461 back at resale.

Fiberglass asphalt shingles are usually less durable than materials like slate or metal, but they are more affordable and one of the most popular types of roofing material you’ll find on homes. The shingles come in a variety of colors, allowing you to pick a tone that boosts curb appeal and best matches your home’s exterior. Other considerations are the wind rating and impact resistance of the shingles, especially if you live in an area that often sees high winds and hail.

Originally Posted by jrref (Post 2378565)

This is a great response. Although you may not recoup the entire cost of the roof, most potential buyers will deduct the cost of the roof when making a bid. If the roof is really old, it will come up in the inspection. You may get lucky and find someone with deep pockets who won't care but at the end of the day expect your home to be on the market a very long time.

As far as the bond is concerned. Agreed, most say it doesn't make a difference but then why on homes with the bond paid off does the listing say in very big letters "BOND PAID"? The truth is, if your bond is paid off, its just another selling point for your home like a new roof, new appliances, etc..

Originally Posted by Babufrick (Post 2378765)

An informed buyer would factor this in to the offer based on roof condition. Air conditioning unit age should also be considered.

Originally Posted by Velvet (Post 2378782)

Yes, so would an informed seller.

Originally Posted by midiwiz (Post 2378180)

Putting a new roof on, assuming it's asphalt shingles will only improve your ability to sell quicker as a 15 yr old roof will hesitate if not turn away quite a number of buyers. If you replaced the roof with a metal roof, then you increased value, and no you never get back what you pay for it.

For example, when doing comps, you put in a pool for $100,000. Your value adjustment might only be 40,000. It will never be 100,000 or higher.

Originally Posted by Babufrick (Post 2378765)

An informed buyer would factor this in to the offer based on roof condition. Air conditioning unit age should also be considered.

I wouldn’t touch a house with a 15 year-old roof. In the words of Remo from Casino, why take a chance? No need to deal with inevitable insurance issue.

Originally Posted by ithos (Post 2378326)

I don't think older appliances are going to prevent someone from obtaining home insurance. A roof near EOL definitely will make it much more difficult. Unless you find buyers who are woefully uninformed about the new policies, it will be a big factor.

Why would anyone buy a house where there is a concern about obtaining insurance? Only if you gave them an incredible deal.

The AC is a good point. If you replace it with a 410A condenser, then you will have at least 15 years before they have to worry about a new one. There are already approved alternatives for 410A refrigerant which is being phased out. After 2025 it will be much more difficult to find 410A condensers which means you may have to replace the inside unit too. That costs almost as much as a roof.