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My roof needs replaced do i have to tell the buyer?
My roof is probably like 22 years old and looks fine but i think that it is leaking in the back part of the garage. you can't see anything and i only know because i'm in there all the time and sometimes it rains hard. i don't want to hurt my sale. do i have to tell the new buyer about it? its only in the garage.
Asked By Tim K | Chesterfield, MO | 38 views | Selling | Updated 4 days ago
Answers (4)
Eric Cavanagh
Keller Williams St Johns
Hi, Tim:
I understand that you might think that what a buyer doesn't know won't hurt him and as long as you get paid that's what's important.
However, you must ABSOLUTELY disclose any defects, whether observable or not, to any potential buyer. In fact, in most States you might be required to fill out a "Sellers Disclosure" where you have to answer a series of questions about the roof, the appliances, the plumbing, any insurance claims you filed or received payment from, and so on.
Your duty to disclose is a legal requirement and if your Realtor is aware of it, he/she is duty bound to disclose as well. In fact, if your Realtor observes a defect that you did NOT disclose, he may not take your listing or, if he does, insist that you make the defect know via the Seller Disclosure.
Put the shoe on the other foot - how would you feel if you bought a home and found out that the seller lied and withheld pertinent information from you? That's exactly what did happen and the buyer sued the seller and won and now there is a Nationwide law that governs this.
Besides, the buyer is going to get the home inspected and an old roof is pretty obvious, whether it's leaking or not and the buyer won't be able to get the home insured if the roof is over 12-15 years old anyway. If he can't get it insured, the bank won't lend him the money to buy.
It's easy to check - when your roof was last replaced the roofer had to pull a permit and it's on file with the county where you live and is public information - meaning that anyone can check at anytime for any reason. Take my advice: disclose everything you know and get a good nights sleep.
I understand that you might think that what a buyer doesn't know won't hurt him and as long as you get paid that's what's important.
However, you must ABSOLUTELY disclose any defects, whether observable or not, to any potential buyer. In fact, in most States you might be required to fill out a "Sellers Disclosure" where you have to answer a series of questions about the roof, the appliances, the plumbing, any insurance claims you filed or received payment from, and so on.
Your duty to disclose is a legal requirement and if your Realtor is aware of it, he/she is duty bound to disclose as well. In fact, if your Realtor observes a defect that you did NOT disclose, he may not take your listing or, if he does, insist that you make the defect know via the Seller Disclosure.
Put the shoe on the other foot - how would you feel if you bought a home and found out that the seller lied and withheld pertinent information from you? That's exactly what did happen and the buyer sued the seller and won and now there is a Nationwide law that governs this.
Besides, the buyer is going to get the home inspected and an old roof is pretty obvious, whether it's leaking or not and the buyer won't be able to get the home insured if the roof is over 12-15 years old anyway. If he can't get it insured, the bank won't lend him the money to buy.
It's easy to check - when your roof was last replaced the roofer had to pull a permit and it's on file with the county where you live and is public information - meaning that anyone can check at anytime for any reason. Take my advice: disclose everything you know and get a good nights sleep.
- 3 days ago
Helpful (1)
Unhelpful (0)
Bonnie Irby
Bonnie Irby Berkshire Hathaway Homeservices NW Real Estate
Yes, you must disclose. I would suggest having a roofer out to inspect and make recommendations. At 22 years old the roof may not qualify for insurance depending on its condition. Insurance companies are very cautious about roofs over 20 years old. If condition is poor, they may require a new roof to insure or simply charge a much higher rate of insurance for the borrower. The borrower can reject that premium if the broker uses an insurance addendum and the price exceeds a particular percentage.
In the last two years, industry wide we are seeing drones inspections etc prior to issuing insurance binders.
In the last two years, industry wide we are seeing drones inspections etc prior to issuing insurance binders.
- 3 days ago
- Helpful (0)
- Unhelpful (0)
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Sasha Lerner
EXIT Success Realty
Yes — you legally need to disclose it. Even if it’s only in the garage, most states require sellers to report any known defects that could affect the value or safety of the home. Hiding it could lead to serious legal trouble later.
Here’s how to handle it professionally:
⸻
1. Be honest on your disclosure form
• Most states have a seller disclosure statement that asks about leaks, roof issues, or structural problems.
• You should indicate the roof is old and may have a leak in the garage.
2. Get a professional opinion (optional but helpful)
• Having a roofer inspect and provide a quote or report can:
• Give buyers confidence that you’re transparent
• Show exactly what repair or replacement may cost
• Prevent surprise negotiation drama later
3. You don’t have to fix it before selling
• Disclosure is enough — you can sell “as-is.”
• Buyers may request a repair credit or negotiate based on the inspection findings, but that’s better than hiding it.
4. Why disclosure helps you
• Avoids lawsuits or renegotiations after closing
• Builds trust with the buyer — buyers are less likely to walk away if they feel you were upfront
• Makes your transaction smoother overall
Here’s how to handle it professionally:
⸻
1. Be honest on your disclosure form
• Most states have a seller disclosure statement that asks about leaks, roof issues, or structural problems.
• You should indicate the roof is old and may have a leak in the garage.
2. Get a professional opinion (optional but helpful)
• Having a roofer inspect and provide a quote or report can:
• Give buyers confidence that you’re transparent
• Show exactly what repair or replacement may cost
• Prevent surprise negotiation drama later
3. You don’t have to fix it before selling
• Disclosure is enough — you can sell “as-is.”
• Buyers may request a repair credit or negotiate based on the inspection findings, but that’s better than hiding it.
4. Why disclosure helps you
• Avoids lawsuits or renegotiations after closing
• Builds trust with the buyer — buyers are less likely to walk away if they feel you were upfront
• Makes your transaction smoother overall
- 3 days ago
- Helpful (0)
- Unhelpful (0)
Robby Bartholomai
@properties Christie's International Real Estate
You are obligated to give an honest accounting of your knowledge of the state of the property. Since you know it leaks, you have to disclose it. You could repair or replace the roof on the garage or offer a credit.
- 2 days ago
- Helpful (0)
- Unhelpful (0)
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