Should We Replace Our Roof Before We List Our House on the Market?

Age of the Roof

• As a general rule, a roof should be replaced every 15 years. Some roofing experts extend this time frame to 20 years, depending on the roof's condition. After 15 to 20 years, roofs usually begin to leak and exhibit other problems, although some roofs may start deteriorating after only 10 years. In any event, if the roof has not been replaced in a long time, potential home buyers know it is an expensive project they will have to tackle sooner rather than later, and this may decrease the home's appeal.

General Condition of the Roof

• According to MSN Realtors, "Missing shingles and hanging gutters broadcast a loud, scary signal to potential buyers." In regions of the country that experience severe weather on a consistent basis (excessive rain, snow or heat), the quality of the roof deteriorates at a rapid rate. Also, if the roof was poorly designed or if low-quality material was used, these factors will negatively impact both the quality and longevity of the roof, making it unappealing to buyers.

Repairing the Roof

• If there are only a few missing shingles, make repairs as an alternative to a costly roof replacement. Also, a good power washing can remove moss and other unsightly debris from the roof, although the high-pressure water may cause more damage than good. However, paint and moisture stains inside of the house indicate advanced stages of roof damage, so replacing the roof is best -- and also repairing the inside damage -- before listing the house for sale.

Considerations

• According to the National Association of Realtors, homeowners recoup around 59 percent of the money spent on a new roof. Besides budgetary considerations, evaluate the amount of time required to replace the roof. Also, finding another place to live during this process may be necessary. After weighing these options, subtracting the cost of a new roof from the asking price may be more reasonable -- but be advised that many buyers don't want the hassle of replacing a roof any more than the sellers do.