My roof needs replaced do i have to tell the buyer?

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.

In many stated this would be disclosed in the Property Disclosure.

If you know about a roof issue — even a small, occasional leak in the garage — you’re legally required to disclose it in most states. The key word is known. Once you’re aware of a defect, you can’t pretend you’re not. But that doesn’t mean it will “hurt your sale.” In fact, handling it correctly can protect you from lawsuits and keep the deal clean. 🏚️ 1. A 22‑year‑old roof is already a disclosure red flag Most roofs last 20–30 years. Buyers and inspectors will assume it’s near end‑of‑life anyway. So the age alone puts it on their radar. A small leak — even in the garage — confirms what the age already suggests. 💧 2. If you know it leaks, you must disclose it Even if: - It’s minor - It’s intermittent - It’s only in the garage - You can’t see visible damage If you’ve observed water intrusion, that’s a material defect. Failing to disclose it can expose you to: - Lawsuits - Repair claims - Accusations of fraud - Post‑closing disputes It’s not worth the risk. 🧾 3. Disclosing doesn’t kill deals — surprises do Buyers can handle: - Old roofs - Small leaks - Known issues - Honest sellers What they hate is discovering something the seller hid. That’s when they walk or demand huge credits. A disclosed issue is negotiable. A hidden issue is explosive. 🔍 4. The inspector will find it anyway Even if the leak is subtle, inspectors are trained to spot: - Stains - Moisture readings - Soft spots - Roof age - Flashing issues - Vent penetration problems If they find it and you didn’t disclose it, you lose credibility instantly. 🛠️ 5. You have options — disclosure doesn’t mean paying for a new roof You can: - Disclose the leak - Price accordingly - Offer a credit - Patch the area - Get a roofer’s opinion - Sell “as‑is” Plenty of homes sell with old roofs. Buyers just want transparency. 🤝 6. Work with an informed Realtor who knows how to frame the disclosure A knowledgeable agent — someone who understands seller liability, inspection psychology, and negotiation strategy — can help you disclose the issue in a way that’s honest but not dramatic. This is exactly where having an experienced Realtor like me becomes a major advantage. 🎯 Bottom line If you know the roof leaks, you must disclose it. But disclosing it won’t ruin your sale — hiding it will. Handled correctly, it becomes a normal, manageable part of the transaction.

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.

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

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.

If it is a material defect and you know that it is leaking you need to disclose it or risk getting sued if a buyer finds out otherwise. If your agent is experienced in problem solving I would call a roofing contractor to do an evaluation fix it if its simple or possibly get your roof replaced if it has enough storm damage you file a claim through insurance. Problem solved.