Generally speaking, you expect a house to have 5 things – four walls and a roof! If any of these are damaged not only does it make the house a bit more frustrating to live in it can also be incredibly costly to fix or replace.

If you need a roof replacement due to damage or any other roof problems it can be an expensive and stressful experience. This leaves a question: is it worth replacing a roof before I sell my house? Well, you can either pay the cost to replace along with this stress to take a deduction in the total property value in the hope a new buyer will be happy to undertake the work.

Let’s look into the what’s involved in repairing or replacing a roof step by step and find out the best solution if it’s worth the replacement costs.

1) Assess the damage

The first and possible most important step is to determine what the damage is. Missing shingles or roof tiles can be easy to replace but you will want to double-check with a licensed surveyor to ensure there is no underlying damage has taken place e.g. wood or sensitive parts of the property. Warping can happen to ongoing damaged roofs and professionals can identify this if its a deeper damage than some missing tiles that blew off recently.

We recommend using a RICS surveyor, you can expect three types of reports, we’ve given samples of what they will have included.

Level 1 –

For all levels of inspection, the RICS member will carry out an inspection of roof space that is not more than three metres above floor level, using a ladder it is safe and reasonable to do so. When inspecting the roof space for level one, the RICS member will not remove secured access panels and/or lift insulation material, stored goods or other contents. The RICS member will visually inspect the parts of the roof structure and other features that can be seen from the access hatch.

Level 2 –

For all levels of inspection, the RICS member will carry out an inspection of roof space that is not more than three metres above floor level, using a ladder it is safe and reasonable to do so. When inspecting the roof space for level two, the RICS member will enter the roof space and visually inspect the roof structure with attention paid to those parts vulnerable to deterioration and damage.

Level 3 –

For all levels of inspection, the RICS member will carry out an inspection of roof space that is not more than three metres above floor level, using a ladder it is safe and reasonable to do. In a level three inspection, the RICS member will enter the roof space and visually inspect the roof structure, with attention paid to those parts vulnerable to deterioration and damage. Although thermal insulation is not moved, in a level three inspection The RICS member will lift small corners so the roof’s thickness and type, and the nature of the underlying ceiling can be identified, if it is safe to do so. Where permission has been granted and it is safe, a small number of lightweight possessions should be repositioned so a more thorough inspection can take place.

2) How much to repair?

Once you know the extent of what the damage is you can start to get an idea of the cost implications you might be looking at. Repair costs vary a lot and you shouldn’t be afraid to shop around, we estimate it could cost you a few hundred pounds to a few thousand and it depends on the type of damage and the contractor you are looking at. You might find in some rare cases that it’s better to look at a roof replacement though this will be at a cost and shouldn’t be rushed into.

3) Is it worth the hassle?

At this point, you should have all the information you need to make an informed decision –

• the status of your roof
• the cost of repair or replacement of the roof

You might find trying to source a roofing contractor at a good price will take a long time and trying to arrange it around your own schedule is a complete nightmare. Whilst some buyers will want a brand new roof you’ll also find some that will be happy with the home as-is. You can deduct the cost of repair from your final price to counter the roof repairs. This can sometimes be an easier option to walk away. You can find investors or cash buyers who would be willing to take on problem housing.

Pros & cons

Pro –

Better ‘curb appeal’

Easier to sell to potential buyers

Potentially increase property price (depending on roof repair costs)

Con –

Cost: it can be expensive

Time to completion

Hassle of managing

You can try to sell via the traditional sale route with a price reduction, you will be required to declare any problems with the roof and you might find that it can put some people off so you’ll need to weigh the options. The house market will define how well you do, if you cannot find any buyers and you just want to sell try talking to Speed Property Buyers.