Relocate to Wisconsin : Rough Roof Really ? ...Yes...that can be a problem...

Rough Roof Really ? ...Yes...that can be a problem...

   Insurance companies and lenders are both developing "keener eye sight" when it comes to roof conditions.  Time was...when a house had a roof, that seemed to be enough to satisfy evshingleseryone...a loose shingle here or there was easily replaced.That was then...this is now. In Wisconsin, the most common shingle material is asphalt or what is generally referrred to as "composition."

     There are a few subdivisions where cedar shake shingles were required and still are but they are seldom seen here in new construction.cedar shake

        A homeowner may or may not know the age of a roof if they did not build it or replace it. A home inspector can estimate the age given that it is snow/ice covered in which case he will have a disclaimer in his report that the roof could not be inspected due to weather conditions.

    There are different grades of composition shingles, the higher the "number of years" ...the thicker the shingle, the longer it should last.  

     Homeowners' insurance is of course required by every lender.   One of the first questions an insurance company will ask  a prospective client is: "How old is the roof ?"  Age is not always an indication of condition. Younger roofs can be in better condition than older ones....thicker materials, more sun, no ice dams or hale storms...lots of conditions play into the length of the life of a roof.

    We operate as a team in our practice.  We always say David, who has a background in construction, will tell if you the walls are straight....and Sally will tell you what color to paint them....it works for us and  our clients...we are from the "know what you don't know" school. 

 roofer We recently had an insurance agent tell a client that he would have to have any roof inspected by their company if it was over 15 years old.  That seems a bit extreme ...and was of course frightening to the client.

     Replacing a roof is one of those expenses that belongs in the "maintenance budget" for every homeowner.  Best to have a qualified inspector or roofer who is not just interested in selling replacement roofs...estimate the life of the roof...not an insurance person who has never seen the house.

    Can a bad roof mean no insurance or no mortgage loan ? Yes it can.  If the Seller is unable or unwilling to replace it, this can present a problem. There are a variety of loans from a 203K to others that lender may offer to allow the Buyer to wrap the cost of roof replacement into the  mortgage.

   'Rough roof ?  Be sure you seek out the expertise of the highest and best source of information and not an estimate given from behind a desk.

       If you or anyone you know is looking for Realtors in southeastern Wisconsin with expertise to guide you in selling and buying a home from the roof to the foundation...call the Hansons, we are honored to be of assistance.

 

Sally K. & David L. Hanson, ABR, CDPE, CSS, e-Pro,ILHM, REDS


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Comment balloon 27 commentsSally K. & David L. Hanson • January 23 2016 02:37AM

Comments

Hi Sally.  That is a great solution to a new roof.  203K programs are great for this type of house.

Posted by Conrad Allen, Webster, Ma, Realtor (Re/Max Professional Associates) about 2 years ago

Yes...we have had buyers used these and other unique programs that some lenders offer that combine replacements with mortgages Conrad Allen .

Posted by Sally K. & David L. Hanson, WI Realtors - Luxury - Divorce - Short Sale (Keller Williams 414-525-0563) about 2 years ago

Good morning Sally. Conrad Allen is right about using the 203 K loan products when it comes to clients buying homes that need renovations, often the buyers end up with instant equity.

Posted by Joe Petrowsky, Your Mortgage Consultant for Life (Mortgage Consultant, Right Trac Financial Group, Inc. NMLS # 2709) about 2 years ago

Roofs are tough to inspect.  Home inspectors have very little ability to tell the age of a roof covering.  Or its expected further life span.  There are too many factors in play.

If I am in a house that is 17 years old and the shingles look good, if from the attic inside I can see that there is one set of nails and no holes elsewhere, I can deduce that the roof is probably 17 years old. 

But as to further life span it is impossible to predict.  Some materials last longer than others, but all are influenced by outdoor conditions to varying degrees.  Sun, wind and water all come into play, and wreck havoc on roof coverings.  And all that is unpredictable.

And I have seen new roofs that are bad roofs.  Professionalism counts!  I almost never know who did what work.

And I just said nothing that everyone here doesn't already know.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 2 years ago

Oh, look.  It's snowing.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 2 years ago

Inspectors here Jay Markanich  always "guess"...and their CYA is that you should budget in the future for replacement...future can be...,...anytime !

Posted by Sally K. & David L. Hanson, WI Realtors - Luxury - Divorce - Short Sale (Keller Williams 414-525-0563) about 2 years ago

Ay, ay, Cap'n...

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 2 years ago

Oh, look.  It's still snowing.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 2 years ago

I hope home buyers will read this post. Good advice  to get information from the experts. 

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) about 2 years ago

Good morning Sally and David. Roofs are costly and are essential in home insurance issues. 

Posted by Sheila Anderson, The Real Estate Whisperer Who Listens 732-715-1133 (Referral Group Incorporated) about 2 years ago

The roof is a critical part of the home inspection, or a follow-up inspection by a qualified roofer. With the cost of a new roof, and the potential damage a leaky roof can cause it pays to be smart about this upfront. We have lots of tile roofing here and that presents it's own set of issue with broken, cracked, and out of place tiles. And with El Nino this year the roofing companies have been very busy in the months leading up to our rainy season

Posted by Jeff Dowler, The Southern California Relocation Dude - Carlsbad (Solutions Real Estate ) about 2 years ago

Hi Sally and David - yes, I know plenty of insurers that want to know the age of the roof before bidding.  It is something that needs to be in a maintenance budget.

Posted by Grant Schneider, Your Coach Helping You Create Successful Outcomes (Performance Development Strategies) about 2 years ago

Sally and David- I love the information that you've provided about roofs.  And loved reading Jay Markanich comment.  In one of our houses, the year we replaced the roof was just before we had a hurricane that would have ripped the older one apart. 

Posted by Kathy Streib, Home Stager - Palm Beach County,FL -561-914-6224 (Room Service Home Staging) about 2 years ago

I climbed a drift onto my roof and made a snow angel today.

Really.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 2 years ago

Sally and David most roof will last about 30 years so for an insurance agent to say they would require a roof to be replaced after 15 years is ridiculous.  There are a lot of insurance companies, and I would quickly go to another.

Posted by George Souto, Your Connecticut Mortgage Expert (George Souto NMLS #65149 FHA, CHFA, VA Mortgages) about 2 years ago

 

                      Thank you Sally K. & David L. Hanson for my Ah-ha moment. 

Posted by Kathy Streib, Home Stager - Palm Beach County,FL -561-914-6224 (Room Service Home Staging) about 2 years ago

Hi Sally and David.  We're finding very few insurers willing to write on a home with cedar shakes these days.  And, I have a real issue with both lendrs and insurers not agreeing with insurance and occasionally engineering reports about roof condition and service life.

Posted by Gabe Sanders, Stuart Florida Real Estate (Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales) about 2 years ago

WE don't have a lot of shake roofs in our area.  So many people have issues with recognizing roof ages, and it's even worse for those buying a foreclosure

Posted by Ed Silva, Central CT Real Estate Broker Serving all equally (RE/MAX Professionals, CT 203-206-0754 ) about 2 years ago

I wonder how much longer shake roofs will continue to be used.  I don't know many people who like them. 

And Jay Markanich- thanks for making me laugh! 

Posted by Lise Howe, Assoc. Broker and Attorney Licensed in DC, MD, VA, (Keller Williams Capital Properties) about 2 years ago

Would love to make your meet up Lise, but doubt I can get down there.  Out here the meet up is at my house, and I am wondering if I will make it to that one too!

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 2 years ago

Something I know "nothing" about, but wanted to say "hey" to the Active Elves.

Posted by Roger D. Mucci, Lets shake things up at your home today! (Shaken...with a Twist 216.633.2092) about 2 years ago

Roof issues are not easy to detect, but a  roof, put on properly, is so important when you are thinking about buying a house.  Not everyone knows how to install a roof and water damage is always lurking!

Posted by Joanna Cohlan, Designing, Decorating & Staging Westchester Homes (Fresh Eyes For Your Home) about 2 years ago

Something that all sellers should take very seriously. Well done!

Posted by Sharon Tara, New Hampshire Home Stager (Sharon Tara Transformations) about 2 years ago

I did some roof work this year. At my main house, I have tiles and had a few replaced (where they could get to them without breaking a hundred more). On my cabin, I have a brand new composition roof. I'm happy to have it done ahead of the El Nino.

Posted by Karen Fiddler, Broker/Owner, Orange County & Lake Arrowhead, CA (949)510-2395 (Karen Parsons-Fiddler, Broker 949-510-2395) about 2 years ago

Sally K. & David L. Hanson - did not know that the owners can be denied the insurance if there is a 'rough roof'!

Interesting facts we learn hear daily...

Posted by Praful Thakkar, Andover, MA: Andover Luxury Homes For Sale (LAER Realty Partners) about 2 years ago

This is a great post Sally K. & David L. Hanson and glad Kathy featured it. I had a sale in November(representing the seller), buyer's inspector indicated in his report that the roof was 17 years old and might need replacing. Buyers of course asked for a reduction in sale price which didn't happen. Who came up with the 14-15 year rule? I think it's a bit exaggerated.

Posted by Beth Atalay, Cam Realty of Clermont FL (Cam Realty and Property Management) about 2 years ago

I JUST had a roofing conversation with one of my sellers a couple of hours ago! Since I go on all of my inspections (for the last 10 years) I have learned so much from my inspector. And in relationship to that, this article is exactly what people need to read. And yes, the roof can deter a loan from going through. 

I have dealt with what type of roof is best, or offering a credit at closing since the seller doesn't necessarily want to pick the type of roof and so we have even had a roof done (when it wasn't a cash buyer) before closing and have the roofers paid AT closing. There are ways to work it, that's for sure!

Excellent!

 

Posted by Gayle Rich-Boxman Fishhawk Lake Real Estate, "Your Local Expert!" 503-755-2905 (John L Scott Market Center) about 2 years ago

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