Hello guys, I’m in the process of buying a home that has a 24-year-old original roof. The inspector said it’s in fine condition—no leaks, no missing shingles—but I’m still worried about how this will affect my homeowners insurance.
Has anyone dealt with a similar situation? Do you think the insurance company will require the roof to be replaced before issuing a policy? Or could they write the policy and then demand a replacement after closing? 
Do you think it’s worth negotiating with the sellers about this? They might argue that the roof is fine as it is, but I want to make sure I’m protected.
Any advice or experiences would be really helpful. Thanks.
Hello, A 24-year-old roof can be problematic for homeowners insurance. Despite a positive inspection report, insurers may have stricter requirements.
Potential Issues:
- Coverage Limitations: Insurance may offer reduced coverage or higher premiums for older roofs.
- Claim Denial: Roof failure might lead to claim denials due to its age.
- Replacement vs. Actual Cash Value: Older roofs are often covered for their depreciated value rather than full replacement cost.
Negotiating with Sellers:
- Roof Inspection: Request a professional inspection at the seller’s expense for detailed roof condition information.
- Warranty Transfer: Ask the seller to transfer any remaining roof warranty.
- Price Adjustment: Negotiate a price reduction to offset potential replacement costs.