Repair the Roof Before Selling a House or Leave As-Is?

Selling your house is a major decision, and the process can be stressful. You want to net the most money possible and for everything to go smoothly for the buyers and you. But what about your roof? If it has problems (missing shingles, for instance), should you repair the roof before selling a house or leave it as-is?

Experts suggest fixing or replacing the roof before selling a house. The decision depends on various factors. We’ll explore them in detail in this post.

Increased Value & Enhanced Curb Appeal

Your roof is one of the first features potential buyers will see when they look at your house. A damaged roof can make a bad first impression and lower the perceived value of your home. Think about it: would you feel confident buying a house with a leaky roof? Probably not.

Fixing your roof shows potential buyers that you’ve taken care of your home and it’s in good condition. This can make your house more appealing and help you sell it faster and for a higher price. 

Avoiding Buyer Delays

According to Zillow, buyers often want a house that is move-in ready. If the roof needs major repairs, you may get fewer offers. When you finally get an offer, the buyer may contest the price or insist that you fix the roof before closing

Fixing or replacing the roof upfront can help you avoid costly (and frustrating) delays. Buyers will be more confident moving forward with the purchase, and you’ll have a smoother selling experience.

Peace of Mind for You and the Buyer

residential roof repair


A structurally sound roof is crucial for the overall safety and well-being of the new homeowner. A compromised roof with leaks, missing shingles, or weak support beams can lead to serious worries down the line. These problems can include:

  • Water Damage: Leaking roofs can cause extensive water damage to the home’s interior. Standing water leads to mold growth, rot, and structural issues.
  • Higher Energy Bills: A damaged roof often allows warm or cool air to escape. As a result, the HVAC system must work harder, which drives up energy costs.
  • Safety Hazards: Falling debris from a damaged roof can pose a serious safety threat to anyone near the house.

A high-quality residential roof repair sends a message of care and respect. You indicate that you don’t want the new owners to inherit needless problems. Instead, you’re granting them peace of mind with a safe, secure, and energy-efficient home. 

What to Expect From a Home Inspection as a Seller

A home inspection is a standard part of the home-selling process. A qualified inspector will assess the foundation, doors, windows, electrical, plumbing, and heating and air conditioning system.

The home inspector will also examine your roof for any signs of damage, such as:

  • Missing shingles
  • Cracked or warped flashing
  • Signs of leaks or water damage
  • Worn-out roofing materials

If the inspector finds any problems, they will note the issues in their roof inspection report. They will give this report to the buyer, who may ask you to fix everything before closing the sale.

Patching Up Your Roof: How Much Does It Cost?

Although roof repairs range anywhere from a budget-friendly $379 to over $1,758, the national average is around $1,060. But what makes the price tag tick up or down?

A Breakdown of Repair Costs 

Several factors can influence the final bill. For instance, the size and complexity of your roof play a significant role. A larger roof with multiple angles or features will require more materials and labor. 

The type of repair needed also matters. Replacing a few asphalt shingles is less expensive than fixing extensive water damage. Certain materials like metal roofing can drive up costs as well.

Labor costs can vary depending on your location and the expertise required for the job. Finally, some seasons might experience higher demand for roof repairs, potentially affecting the price.

Signs that It’s Time to Call in the Pros

Spotting roof problems early can save you money and prevent further damage down the road. Here are some signs that your roof might need some TLC:

  • Visible Damage: Missing or cracked shingles, exposed underlayment, or signs of wear and tear are all red flags.
  • Leaks: Leaks in your attic or along the ceiling indicate water is getting where it shouldn’t.
  • Sagging: A sagging roofline could mean trouble with the underlying structure and needs immediate attention from a professional.
  • Clogged Gutters: Gutters overflowing with debris can indicate problematic roof runoff issues.

Making the Decision: Repair or Leave As-Is?

In certain situations, it might make sense to leave your roof as-is before selling your house. For example, if your home is in a highly competitive seller’s market, you may get away with a damaged roof. However, this is a gamble, and you could scare away potential buyers.

Another scenario is if you’re selling your house as-is to a cash buyer or investor. These buyers may be willing to overlook a damaged roof in exchange for a lower price. However, even in this case, you’ll likely get a much lower offer than if the roof was in good condition.

In most cases, the best decision is to repair your roof before selling your house. This investment will pay off in the long run.

Roofing FAQs

Can you sell a home with a bad roof?

Technically, yes. You can sell a house with an ugly or defective roof, but you are taking a major gamble. Potential buyers will likely be wary and may:

  • Offer Less: They’ll factor in the cost of repairs, potentially lowering their offer significantly.
  • Walk Away: A damaged roof can be a deal-breaker for some buyers, leading to lost opportunities.

The Takeaway: While it’s possible, selling with a bad roof presents challenges. Consider these alternatives for a smoother and more profitable sale:

  • Repair the Roof: Home improvements can increase your asking price and attract more buyers.
  • Explore Cash Buyers: Cash buyers might overlook a bad roof for a lower price. However, you’ll likely receive a lower offer than buyers in the traditional market.

Should I disclose a bad roof to potential buyers?

Absolutely. Transparency is key during the selling process. Disclosing a bad roof upfront allows buyers to factor in potential repair costs when making an offer. It also shows good faith and avoids any surprises down the road that could derail the home sale.

What if my roof is nearing the end of its lifespan, but doesn’t have visible damage?

If your older roof is 15-20 years old and doesn’t show major problems, get a pre-listing inspection from a qualified roofer. This proactive approach can identify potential issues so you can address them before selling.

A pre-listing inspection report can also be a valuable selling point. It shows potential buyers that you have maintained the property well and there are no hidden issues.

Should I install a new roof instead of repairing the old one?

The decision depends on the condition of your roof and how much you are willing to spend. A new roof will undoubtedly add to your home’s value. 

According to Karma Credit, a new roof can increase your home’s value by $17,800 to $23,160 depending on the roofing materials you choose. The report suggests that you can achieve as much as a 61% return on your investment with a new roof.

Should I repair the roof myself or hire a roofing company? 

While some repairs might seem like a simple fix, roofing can be a risky business. The job requires specialized skills, safety equipment, and the knowledge to identify and address underlying problems. 

Hiring a skilled roofer can help prevent more damage to your home and save you money in the long term. Weigh the risk of injury or causing more damage against the cost of professional help. Your roof is an important investment, so leave it to the experts.

Trust Union Roofing When You Sell Your Home

Trust Union Roofing for a beautiful roof

If you’re thinking about selling your house and need a residential roof repair, Union Roofing can help. We’ve been serving customers throughout Pennsylvania and New Jersey for over 30 years.

Our experienced team can assess the roof damage and give you a free, no-obligation estimate. If you require an emergency roof repair, rest assured; our roofers are available 24/7, including holidays.

If you need a roof replacement, Union Roofing has you covered. We offer a variety of materials to meet your needs and budget. Let the experts at Union give you (and your buyers) a beautiful roof that is structurally sound!

Don’t let a damaged roof impede the sale of your house! 

Contact Union Roofing today for a free consultation! We’ll ensure your roof is in top shape so you can sell the house quickly and for the most money possible.



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An attractive roof enhances curb appeal and boosts property value. Let the experts at Union Roofing meet your roofing needs with superior products and unparalleled service. Find out why we are the best roofing company in New Jersey and Pennsylvania, earning top ratings with Angie’s List, Google Reviews, and Home Advisor. Contact Union Roofing today for a free, no-obligation consultation!

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