Pre-Listing Roof Inspection
A roof surprise during the buyer's inspection period costs far more than the repair, because by then it is a negotiation and you are the one under time pressure.
What it gets you
- Condition known before pricing and before disclosures are prepared
- Repairs done on your schedule and at normal cost, rather than inside an escrow window
- A certification in the listing file, so the roof stops being a question
- A documented answer when a buyer's inspector raises it vaguely
- Removal of the roof as a renegotiation lever during the inspection period
Disclosure, handled properly
California sellers have disclosure obligations, and an inspection report is information. The correct response to learning something is to disclose it and decide what to do about it — not to avoid finding out.
What to disclose and how is a question for your agent and, where appropriate, your counsel. What we supply is an accurate report and photographs so that whatever you disclose is accurate.
Repair, credit, or disclose
Not every finding needs fixing before listing. Some items are worth repairing because they are cheap and they kill buyer confidence; others are better disclosed and negotiated. Our report itemises each one with a price so you and your agent can decide deliberately.
We do not have a view on your negotiating strategy. We have a view on what the roof needs.
If the roof is at end of life
That is worth knowing before you set a price. A new roof with a permit and a manufacturer warranty is a strong listing asset; a roof with a year left discovered at appraisal is a problem that moves the closing date.
We will price replacement and tell you honestly how long it takes, so the decision is yours and not the calendar's.
Common questions
Should I get a roof inspection before listing my house?
If the roof is more than about fifteen years old, or if you have ever had a leak, yes. It costs the same pre-listing and removes the scenario where a buyer's inspector raises it with you under a deadline.
Do I have to disclose what the inspection finds?
California sellers have disclosure obligations, and an inspection report is information you now have. Discuss what and how with your agent, and where needed your counsel — but do not treat avoiding the inspection as a strategy.