An old roof is one of those problems homeowners sometimes put off because replacing it can be expensive.
Maybe the roof isn’t leaking yet, but you know it’s near the end of its life. Maybe you’ve already had a few repairs done over the years. Or maybe you’re getting ready to sell the house and a roofer or home inspector tells you the roof needs to be replaced.
Now you’re faced with a decision:
Should you replace the roof before selling, or sell the house the way it is?
After more than 20 years of buying houses in Metairie, and all throughout the Greater New Orleans area, I’ve seen plenty of properties with roofs in every condition imaginable.
My advice is simple: don’t automatically spend thousands of dollars replacing a roof until you understand your options and the numbers.
How Much Does an Old Roof Affect Selling a House?
It depends on the condition of the roof and how you plan to sell.
There’s a big difference between a roof that’s simply getting older and one that’s actively leaking, missing shingles, sagging, or causing water damage inside the house.
A traditional buyer may see an old roof and immediately start thinking about replacement costs. Even if the roof isn’t leaking today, they know they’ll probably have to deal with it sooner rather than later. Once that next storm comes…
It can also become an issue during the inspection, financing, or insurance process.
That doesn’t mean the house can’t be sold. It just means the condition of the roof needs to be factored into the deal.
Option 1: Replace the Roof Before Selling
The first option is obvious: replace the roof before putting the house on the market.
For the right property, this can make sense.
A new roof can make the house more attractive to traditional buyers and remove one of the larger concerns they might have during an inspection.
But replacing a roof isn’t cheap.
The cost depends on the size and pitch of the roof, materials, decking condition, access, permits, and what the roofing contractor finds after removing the old roof.
And that’s something homeowners sometimes overlook.
You don’t always know the full cost until the old roof comes off.
If you follow our articles, you see this is a common theme. There may be rotten decking or other damage underneath that needs to be repaired.
Before spending the money, I would want to know how much value that new roof is realistically going to add to the sale.
Spending $15,000 doesn’t automatically mean you’ll sell the house for $15,000 more.
Run the numbers first.
Option 2: Make Necessary Roof Repairs
Sometimes the roof doesn’t need complete replacement.
Maybe there are a few missing shingles, damaged flashing, a small leak around a vent, or another isolated problem that can be repaired.
If you’re planning to list the house traditionally, getting an experienced roofer to inspect it may help you understand whether you’re dealing with a smaller repair or a complete replacement.
But I wouldn’t try to cover up a known roof problem just to get through an inspection.
If you know the roof leaks or has significant damage, that needs to be handled appropriately during the sale.
Option 3: Sell the House As-Is
Another option is to simply sell the property in its current condition.
This can make sense when the roof is only one of several things the house needs.
For example, maybe the house has an old roof and outdated electrical, plumbing problems, foundation issues, old flooring, termite damage, or a kitchen and bathrooms that haven’t been updated in decades.
At that point, replacing just the roof may not change the overall situation very much.
This is where selling the house as-is can be worth considering.
An as-is sale can allow you to sell without replacing the roof or taking on a major renovation before closing.
What If the Roof Is Already Leaking?
A leaking roof can create additional problems.
What starts as a roof issue can eventually become damaged sheetrock, wet insulation, rotten wood, flooring damage, or mold.
If you’ve noticed water stains on the ceiling, don’t assume that’s the full extent of the problem.
There may be damage you can’t see.
That doesn’t mean you have to repair everything before selling, but you should understand what you’re dealing with.
The longer an active leak continues, the greater the chance that a relatively straightforward roof problem turns into a much larger renovation.
What About Insurance?
This can be an important consideration, especially with older roofs.
A buyer may love the house, but if the roof creates an insurance issue, that can complicate the transaction—particularly when financing is involved.
Roof age, condition, materials, and other factors can affect what an insurer is willing to cover and under what terms.
Insurance requirements can also change, so I wouldn’t rely on what happened when you bought the house years ago.
If you’re planning a traditional sale, talk with the appropriate insurance and real estate professionals about the current situation.
Should You Replace the Roof or Sell As-Is?
There isn’t one answer that works for every house.
I would start by asking:
· How old is the roof?
· Is it currently leaking?
· What would replacement realistically cost?
· Does the house need other major repairs?
· What could the property sell for after making the repairs?
· What could it sell for in its current condition?
· How much time and money do you want to put into the property before selling?
Once you have those numbers, you can make a much better decision.
Sometimes replacing the roof makes sense.
Other times, you’re spending a lot of money and taking on unnecessary risk for a house that could have been sold as-is.
You Don’t Have to Fix the Roof Before Calling Us
At NOLA Buys Houses, we buy houses in Metairie and throughout greater New Orleans in all kinds of conditions.
We’ve purchased houses with old roofs, active leaks, storm damage, water damage, mold, and properties needing complete renovations.
If you’re considering selling, I would suggest you call us before spending money replacing the roof.
Let us look at the property first.
We can evaluate the house in its current condition and make an offer based on the work that needs to be done. You don’t need to replace the roof, renovate the house, or make everything perfect before we see it.
Final Thoughts
An old roof doesn’t automatically prevent you from selling your house.
You may decide to replace it, make smaller repairs, negotiate the issue with a traditional buyer, or sell the property as-is.
The important thing is to understand the numbers before spending the money.
Find out what the roof really needs, what the house is worth in its current condition, and what it could realistically be worth after repairs.
If you have a house with an old or damaged roof in the Greater New Orleans area and you’re thinking about selling, we’re happy to take a look and talk through your options.
There’s never any pressure or obligation—just a straightforward conversation about the property and what makes sense for your situation.
www.nolabuyshouses.com
504-264-1407