Originally Posted By: wwarner This post was automatically imported from our archived forum.
How do some of you report on a roof that is nearing it’s useful life, but appears serviceable at the inspection? Do you flag as a major/costly defect or just tell the client to monitor?
I know verbally I tell them to budget for a roof in the future. I am just wondering what would be a better way of putting this in the report. The potential for a major expense is there, but time frame could be 3 to 5 years.
Originally Posted By: ekartal This post was automatically imported from our archived forum.
The roof appears to approaching the end of its serviceable life, and has decomposed areas that could leak. It should be evaluated by a licensed roofing contractor before the close of escrow, because the cost of replacing it may effect your evaluation of the property.
Originally Posted By: Blaine Wiley This post was automatically imported from our archived forum.
I describe the roof condition and add “These conditions indicate that the roof covering is nearing the end of it’s useful life. Random failures may occur at any time. Anticipate replacement of the roof covering in the near future”.
Originally Posted By: jpeck This post was automatically imported from our archived forum.
How do some of you report on a roof that is nearing it’s useful life
Depends on HOW near the end of its useful life.
To me, if it is near enough to the end of its useful life for me to think about it, I still write up everything I see wrong with it, then state something to the effect that there is absolutely no reason to put any money on the roof as that would just be throwing good money on a bad roof. That there is no economical reason or practical reason to spend money repairing this roof, that the roofs should just be replaced, after all, it has lived its expected useful life already and everyone should treat it with the respect it deserves and not allow it to embarrass itself by failing and leaking all over, ruining the ceiling and who knows what else. And that this is especially true regarding all that new remodeling work your are talking about doing. Just replace the roof first, so you will not have to do the work twice.
A roof is (at least down here with tile roofs) the single largest and most expensive replacement item for a house, and I do not treat them lightly or with kid gloves. If it needs to be buried, bury it and lay flowers at its resting place.
Originally Posted By: wwarner This post was automatically imported from our archived forum.
Thank you!
I knew there was a better way to put it. I just couldn't put the words together. I combined a little of all three Erol, Blaine, and Jerry.
Here's what I came up with:
"Roof covering appears to be approaching or at the end of its serviceable life. These conditions indicate that random failures may occur at any time. When this occurs, the potential for damage to interior surfaces and structures is great. Anticipate replacement of the roof covering in the near future. Although not practical or economical, patching the roof covering may temporarily extend it's service.
Recommend qualified roofing contractor evaluate and replace."
p.s.
I like the humor Jerry puts to such a serious and expensive defect! It kind of takes the edge off. I did'nt know you had a lighter side! 
Originally Posted By: jmertins This post was automatically imported from our archived forum.
wwarner wrote:
Thank you!
I knew there was a better way to put it. I just couldn't put the words together. I combined a little of all three Erol, Blaine, and Jerry.
Here's what I came up with:
"Roof covering appears to be approaching or at the end of its serviceable life. These conditions indicate that random failures may occur at any time. When this occurs, the potential for damage to interior surfaces and structures is great. Anticipate replacement of the roof covering in the near future. Although not practical or economical, patching the roof covering may temporarily extend it's service.
Recommend qualified roofing contractor evaluate and replace."
p.s.
I like the humor Jerry puts to such a serious and expensive defect! It kind of takes the edge off. I did'nt know you had a lighter side! 
Originally Posted By: jmertins This post was automatically imported from our archived forum.
Just food for thought. I would be careful when you say “recommend roofing company evaluate an replace”… you are suggesting an evaluation but recommending a replace…let the roofer recommend the replace since you did defer to him to evaluate…do you follow me? just trying to help you from really ticking off a realtor who might misconstrue your words and may not refer you down the road.
Originally Posted By: ekartal This post was automatically imported from our archived forum.
ekartal wrote:
The roof appears to approaching the end of its serviceable life, and has decomposed areas that could leak. It should be evaluated by a licensed roofing contractor before the close of escrow, because the cost of replacing it may effect your evaluation of the property.
Now that I think about it, we call for a roofing contractor based on our evaluation.
