What Your Roof Says About Your Home, from a Top Tacoma Realtor

When preparing clients to sell their home, one of the most critical factors that can influence its appraised value—and ultimately its marketability—is the condition of the roof. Appraisers assess various aspects of your property to determine its worth, and the roof plays a significant role in that evaluation. A well-maintained roof can add value to your home, while an aging or deteriorating roof can negatively impact its appraisal and even hinder a buyer’s ability to obtain financing or competitive homeowners insurance. As a top Tacoma Realtor, part of my job is to help my clients understand how their roof and other critical components affect marketability and salability.

What Do Appraisers Look for in a Roof?

Home appraisers conduct a thorough examination of the property, and the roof is one of the primary structural components they evaluate. Three key factors influence their assessment:

1. Age of the Roof

The age of your roof is one of the first things an appraiser will consider. A roof that is nearing the end of its expected lifespan can be a red flag, even if it appears to be in good condition. Most asphalt shingle roofs last between 20-30 years, while metal, tile, and slate roofs have longer lifespans ranging from 40 to over 100 years. If your roof is close to or beyond its expected lifespan, it could result in a lower appraisal value. This is because potential buyers will likely factor in the cost of replacing the roof, which can be a significant expense.

2. Roofing Material

The type of roofing material also affects the home’s appraisal value. Some materials are considered more durable and desirable than others. For example:

• Asphalt shingles are the most common roofing material due to their affordability and moderate lifespan, especially here in cities like Tacoma, Gig Harbor, Puyallup and Federal Way.
• Metal roofs are valued for their longevity, energy efficiency, and resistance to extreme weather conditions. Homeowners are choosing these more than ever for their longevity and durability.
• Clay or slate tiles are premium materials known for their durability and aesthetic appeal, which can enhance the home’s value. Here in the Pacific Northwest we don’t see these as much, but they do exist many places.
• Wood shakes and composite shingles offer a unique look but may require more maintenance and be less fire-resistant, which can be a concern for insurance companies. Here in places like Seattle, there are many homes with wood shake roofs. 

An appraiser will consider how well your roof’s material holds up over time and its overall impact on the home’s desirability. High-quality roofing materials can contribute to a higher appraisal value, while lower-quality or outdated materials may have the opposite effect.

3. Functionality and Condition

Even if a roof isn’t particularly old, its condition and functionality are crucial to an appraiser’s assessment. Signs of damage, such as missing or curling shingles, leaks, sagging, mold, or visible wear and tear, will reduce the home’s appraised value. If an appraiser determines that the roof needs immediate repairs or replacement, this could significantly impact the home’s ability to sell at a competitive price.

How an Appraisal Affects Salability

The appraisal directly affects a home’s salability because lenders require an accurate valuation before approving a mortgage. If an appraiser determines that the roof is in poor condition, the lender may require repairs before approving the buyer’s loan. This can create complications, delaying the sale or requiring the seller to make costly repairs upfront. Additionally, a lower appraisal value due to a deteriorating roof may limit the seller’s ability to negotiate a higher selling price.

Impact on Homeowners Insurance and Buyer Interest

An aging or damaged roof can also impact a buyer’s ability to secure homeowners insurance. Many insurance companies are hesitant to cover homes with roofs that are 20 years or older, as they are considered a higher risk for claims due to leaks or structural issues. If a roof is deemed too old or in poor condition, some insurance providers may charge higher premiums, require repairs before issuing a policy, or refuse coverage altogether. This can make it more difficult for potential buyers to move forward with the purchase, further reducing the home’s marketability.

Maximizing Your Home’s Value with a Well-Maintained Roof

To ensure your roof does not negatively impact your appraisal or home sale, consider the following:

• Regular maintenance: Address minor repairs promptly to prevent larger issues.
• Roof inspections: Have a professional inspect your roof before listing your home to identify any concerns that could affect the sale.
• Replacement considerations: If your roof is nearing the end of its lifespan, investing in a replacement before selling may increase your home’s value and attract more buyers.

A well-maintained roof not only improves your home’s appraisal value but also gives buyers confidence that they won’t face immediate and costly repairs. By being proactive, you can maximize your home’s marketability and streamline the selling process.

If you’re looking for the best agent in Tacoma or the top agent to sell my home in Washington, I invite you to connect with me, Erik Molzen at (206) 643-8845 or at https://erikmolzen.bhhsnw.com/Contact/erikmolzen

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