An Old Roof: How to Tell What Life Is Left Before You Offer

Roofs are the most common large expense hiding in plain sight. A listing that doesn't mention the roof is usually telling you something by leaving it out.

Estimating age from the listing

• Sellers brag about new roofs. No mention in a 20-year-old house suggests the roof is original.
• Asphalt shingles typically last about 15 to 30 years depending on climate and quality. Metal, tile, and slate last much longer.
• Compare current photos with older Street View captures: a color change usually means a re-roof, and the capture date bounds when it happened.
• County permit records often show re-roof permits with dates.

Warning signs in photos

• Curling, cupping, or missing shingles, especially on south-facing slopes
• Dark streaks and moss are mostly cosmetic, but they show the roof isn't maintained
• Sagging ridgelines or wavy decking
• Multiple layers visible at the edge (a second layer adds weight and hides problems)
• Ceiling stains in interior shots, or suspiciously fresh ceiling paint in one room
• Drone photos conveniently taken from far away

Insurance and financing

In hail and hurricane states especially, insurers increasingly refuse, surcharge, or limit coverage to actual cash value on roofs past a certain age. Some lenders require a roof certification. Get an insurance quote early, because it can change the deal.

What it costs

A typical asphalt re-roof on a single-family house commonly runs from the high four figures well into five figures, depending on size, pitch, tear-off layers, and region. Metal and tile cost more. If the inspection estimates under five years of life left, a credit or price reduction backed by a written roofer's quote is a normal, defensible ask.