Roof Issues on Your Home Inspection: Repair vs. Replace
Roof problems are among the most common — and most expensive — inspection findings. Here's how to evaluate what you're dealing with.
Almost every inspection of a home over 10 years old will mention the roof. The question isn't whether there are findings — it's whether those findings mean a minor repair, a negotiating opportunity, or a reason to reconsider the purchase.
Roof Lifespan by Material
| Material | Expected Life | Common in CA |
|---|---|---|
| Asphalt/composition shingles | 20-30 years | Very common |
| Concrete tile | 40-50 years | Common in SoCal |
| Clay tile | 50-100 years | Spanish-style homes |
| Wood shake | 20-30 years | Older homes, fire concern |
| Metal | 40-70 years | Growing in popularity |
| Flat/built-up | 15-25 years | Flat-roof designs |
Repair vs. Replace Decision
Repair when: The roof is less than 15 years old, damage is localized (a few missing shingles, minor flashing issues, isolated leak), and the overall roof structure is sound. Typical repair costs: $300-$2,000.
Replace when: The roof is past 75% of its expected life, there are widespread problems (multiple leaks, extensive moss/algae, curling or cracked shingles across the entire surface), or the inspector notes that the roof has been layered (new shingles over old — most codes allow a maximum of two layers). Replacement costs in California: $10,000-$25,000 for a typical single-family home.
Negotiation tip: If the roof has 5-7 years of life remaining, you probably won't get the seller to pay for a full replacement. Instead, negotiate a prorated credit. A roof with 5 years left on a 25-year material has used 80% of its life — ask for a credit reflecting 80% of replacement cost. This is a fair, data-driven approach sellers find hard to refuse.
What the Seller Should Have Disclosed
The TDS asks about "roof condition, age, and any known leaks — past or present." A seller who checked "No" to known leaks but whose attic shows water staining or patched areas has a disclosure problem. Similarly, a seller who claims the roof is "10 years old" when the inspector determines it's actually 20+ years old based on wear patterns is misrepresenting the property.
If you're in a fire zone, also check whether the roof meets current fire-resistance requirements. Wood shake roofs in fire zones are a significant insurance and safety concern.
Get Roof Cost Estimates
OfferWise estimates repair vs. replacement costs for your roof findings and checks if the seller disclosed the condition.
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