If you’re buying or selling a home right now, there’s a hidden factor that can cost you thousands and even stop your deal in its tracks: the age and condition of your roof.
Most homeowners (and even many real estate agents) don’t realize that insurance companies have been quietly tightening their guidelines around roof coverage. What used to be a small hiccup in the process can now become a full-blown deal-breaker.
In this post, we’ll break down what’s happening, why it matters, and how to protect yourself whether you’re a buyer or a seller.
Why Roof Age Matters More Than Ever
About a year ago, major insurance carriers began cracking down on homes with older-looking roofs — typically those that appear to be 15 to 20 years old or more. In some cases, even a roof that isn’t technically that old but shows discoloration, curling, or wear can trigger red flags.
As a result:
-
Buyers are being denied coverage or forced to replace the roof before closing — sometimes with little or no warning.
-
Sellers are losing deals or facing last-minute repair costs to salvage a transaction.
-
Agents who aren’t aware of the new rules can leave their clients blindsided.
This isn’t just frustrating — it’s expensive. A roof replacement can cost tens of thousands of dollars, and insurance delays can cause closing dates to slip or contracts to fall apart.
Common Scenarios We’re Seeing
-
A buyer falls in love with a home, only to learn after inspection that their insurer won’t issue a policy unless the roof is replaced.
-
A seller lists their home without realizing the roof’s age will be flagged — and gets hit with an unexpected credit request or repair bill to keep the deal alive.
-
Homeowners replace a roof prematurely thinking it will make their home easier to sell — only to learn it wasn’t necessary.
Don’t Rush Into a Roof Replacement
Here’s the key takeaway: replacing your roof before you sell isn’t always the right move. In some cases, there are workarounds or negotiations that can save you money and stress.
A few smart steps:
-
Know the actual age of your roof and keep documentation handy.
-
Have a trusted agent and roofing professional evaluate your specific situation.
-
Talk to an insurance expert before making costly repairs — you may have more options than you think.
How to Protect Yourself as a Buyer or Seller
If you’re selling:
-
Disclose the roof’s age upfront and be prepared with records.
-
Consider a pre-listing inspection to identify potential issues early.
-
Work with an agent who understands the insurance landscape and can strategize with you.
If you’re buying:
-
Ask about the roof’s age early in the process.
-
Get insurance quotes before you make an offer or during the inspection period.
-
Negotiate repairs or credits if the roof is flagged by an insurer.
The Bottom Line
Insurance rules are changing, and your roof could be the silent deal-breaker you never saw coming. But you don’t have to panic — you just need a plan.
Whether you’re thinking about buying or selling a home with an older roof, the smartest move you can make is to get educated first. Know your options, consult with a trusted agent, and don’t rush into costly repairs without a clear strategy.
Need Guidance? I’m Here to Help.
I’ve helped countless clients navigate tricky situations like this, from staging to pricing to overcoming insurance hurdles. If your roof looks older — or if you’re not sure how these new rules apply to you — let’s talk.
Contact me today:
📞 Joe Balestriere, Realtor® with over 15 years of experience in Fairfield County
📲 Call/Text: 203-216-0670
