New Roof Needed or Not?

Question

My questions is for the rehabbers'... I just finished a walk through on a potential deal that I would like to get under contract for wholesale. Per the Seller the house was built in 1978-79' (need to confirm) but this is a snap shot of the roof. Does anyone have an option, by looking at the photograph if it needs to be replaced. BTW, Seller does not know if it had been replaced previous and he certainly did not replace it Thanks BP

Bryan N. · Answer

@Mikki Johnson

If I was going to buy it from a rehabber.  A new roof in this case would be a deal breaker for me if not done.

Aaron Junck · Answer

To me it looks like an older roof 15+.  Which in most realistic terms you're lucky if you get a shingle to last 15-20 years. So it more than likely is towards the end of its useful life.

When a person clicks on the photo a person can see that there is a ridge vent across the ridge. This would make me think that is a newer roof unless it was recently added. Ridge vent (atleast in my area) became more popular in the past 5 years or so but I do recall putting some on my previous home 7 years ago.

IMO I would figure at minimum doing a complete tear off and replacement. Depending on the condition of the sheating or 1x's you may need to figure on resheating it as well.

Wayne Brooks · Answer

@Mikki Johnson

You can go to our local city/county Building dept.s, online to see what permits were pulled.  I'd be more concerned in the apparent dip in the ridge line.

Gregory Zanolini · Answer

Your picture does not really show the condition of the shingle itself.  I'm pretty sure that is not a roof original to the home (more than 35 years old).   You can see the deflection in the roof framing system.  That is very common in homes of that era.  If it were me, I would figure on new roofing shingles.  Roofing varies around the country but in my area it goes for about $3.70/SQFT. That will get you a tare off with disposal and what the manufactures consider a lifetime shingle.

Mikki Johnson · Answer

@Peter Mackercher Thank you so much for the input, quick feedback and advise. Seller stated that there are no leaks or damage, but like @Ron Drake mentioned, I'm certain a roofer will need to be called in...

J Scott · Answer

Roof is likely 35 years old...it needs to be replaced...

Peter MacKercher · Answer

Looks a little wavy. I would need a closer photo to tell. Also is there any water damage?

In negotiations i would figure on putting a new roof on to make sure i have it in the budget.

Ron Drake · Answer

Sure does "wave" at you doesn't it? Not in itself a reason to replace but does appear to be on it's last leg.

Have a roofing contractor look at it.