Are you getting ready to sell your home but worried your aging or damaged roof might scare off potential buyers? Do you feel stuck choosing between expensive roof work or risking lowball offers (or no offers at all)?
If you’re in the Seattle area, these are valid concerns. Buyers here are cautious, and inspectors don’t overlook roof issues. Your roof’s age, appearance, and performance can make or break your sale, literally and financially.
At RoofSmart, we repair and replace hundreds of roofs every year. Our mission is to help customers make the best decision for their home, no matter if they’re selling their house or planning on living there for the rest of their lives.
In this article, we’ll break down exactly how your roof impacts your ability to sell your house, how buyers and lenders view roofing issues, and what your best options are, whether you're hoping to sell quickly, maximize your price, or simply avoid costly surprises.
Will having an old roof prevent me from selling my house?
If you’re trying to sell your house, but you have an old roof, you’ll likely have some problems while trying to sell it:
1.) An old roof looks bad and turns people away: For most homes, if you step back and you look at the house from the street (which is what a real estate agent would do and any buyer would do), a fair amount of the visual curb appeal of the house comes from the roof. This is especially true if the roof is very steep because you can see even more of it. And if any of it looks terrible, you're not going to get a lot of great first impressions (it’s kind of like showing up to a first date in your ratty “at-home-only” sweatpants).
2.) Insurance companies don’t want to cover old roofs: If the roof is old, you're not going to be able to get insurance after you buy the house. Most real estate agents will advise their clients of that, which is going to hurt your sales. This will likely mean that they're going to insist that you replace the roof before selling or discount enough off the sales price of the house to cover the cost of a new roof. In a seller's market where people will buy a teardown because it's the only house available, they can get away with more than in normal times, where it's competitive.
3.) Old roofs look like they’re leaking or damaged: Not only does an old roof look bad aesthetically, but it’s pretty easy for people to look at it and worry that it’s damaged. Roof leaks are a big problem in the Seattle area, and older, worn-out roofs are more likely to leak. Leaks are expensive to repair and deal with, so you don’t want your buyer to think that it’s a possibility.
All of these issues diminish the perceived value of the home, which can turn buyers away completely. And if they do still make an offer, it’s probably going to be for much less than you’re hoping. Nobody will want to pay an extra $30,000 or more to reroof their new house.
Can I sell my house with a poor-quality roof?
If you know that your roof has issues or is of poor quality, then you have to disclose that information to the seller. In the state of Washington, it's called Form 17. You fill out the form for the buyer to make them aware of any known issues with the home.
You can sell your home with a roof that's in bad shape, but you're legally required to disclose any known defects or issues with the house. If you don’t, then you can be liable for civil damages afterwards.
In some cases, the roof looks fine, but you find out that it’s defective when you get a professional inspection (which is part of the selling process). For example, the inspector might go into the attic and find that it's moldy or that it's been leaking.
Having a poor-quality roof invites a negative view of the house. And what it's going to do is cost you money because you're either going to have to discount it or pay to get it fixed (just like with an old roof).
If the roof doesn't pass an inspection and it's not suitable for FHA standards, you cut out a large chunk of your potential buyers. An FHA mortgage has stricter requirements for inspection, so if it doesn’t meet those standards, then certain buyers might not be able to buy from you.
Do I have to replace my roof before I sell my home?
Installing a new roof is a big investment (especially in the Seattle area), and it’s understandable not to want to have to spend a bunch of money on a house you’re trying to move out of.
Unless your roof is deemed unfit during an inspection, you aren’t technically required to replace your roof before selling it. You might feel inclined to avoid replacing it, or seeing if you can just make some repairs instead of a full replacement.
But if you’re losing out on a bunch of money because the roof is in bad shape and potentially has issues, it could be a good investment.
Any real estate agent will tell you to update the roof because you want to maximize your ability to sell your home by not making it look ugly before buyers even enter the house.
But if you don't feel like you have the cash to replace the roof, you can finance it and then just pay off the financing when you sell the house. That way, you'll be able to sell your home quickly and for top dollar because you are maximizing your pool of interested buyers.
If you do that, then you can transfer the warranty to the new owner, and the roof is no longer your concern.
How much will a new roof cost to install in Seattle?
If you're thinking about replacing your roof before listing your home, you're not alone, and you're not wrong to consider it. A new roof can boost curb appeal, attract more buyers, and help you avoid inspection delays or price reductions during negotiations. But it’s also a significant investment, especially in the Greater Seattle area.
So how much should you expect to pay for a new roof in today’s market? That depends on your roofing material, the size and pitch of your roof, and whether there are any structural issues to address during the project.
Read our article “How Much Does a Roof Cost in 2025? Prices for Seattle Homeowners” to help you plan your budget and make the smartest decision possible.
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