Does roof condition factor into an appraisal?

[badgers]

We are looking at a house that has a 25yo cedar shake roof. Probably needs replacement in the next couple of years. It is obviously an inspection issue, but does an appraisal take this into consideration? The quote i got for replacement was $25,000

 

[Michigan CG]

We are looking at a house that has a 25yo cedar shake roof. Probably needs replacement in the next couple of years. It is obviously an inspection issue, but does an appraisal take this into consideration? The quote i got for replacement was $25,000

An appraisal SHOULD take this into consideration and depending on the type of loan the roof could make it ineligible for certain types of financing.

 

[Smokey Bear]

It depends - we compare your property to similar properties. If the other properties also have older roofs, there won't be adjustments. Or, of the other properties are in similar overall condition, but it's different items that are in poor condition, there might not be adjustments. It just depends on what comps are available.

 

[Calvin the Airedale]

Cedar shake and shingle roofs can last a really long time if properly maintained. I've seen some 100 years old.

Cedar is a known for its longevity in weather. In dealing with such a roof, please have someone familiar with cedar maintenance give it a look.

Restoration is much less expensive than replacement.

The roof should be power washed of algae and moss every few years and oiled. Linseed oil is the typical preservative but there may be others also. An algaecide should be mixed in with the linseed oil.

Some roofers might naturally want to sell you a new roof. Shop around and find someone who does restoration work. Well maintained cedar roofs can last a long time and can definitely outlive the flashing and valleys by a factor of 3+ but only if properly maintained.

 

[Webbed Feet]

We are looking at a house that has a 25yo cedar shake roof. Probably needs replacement in the next couple of years. It is obviously an inspection issue, but does an appraisal take this into consideration? The quote i got for replacement was $25,000

The only "inspection" of a cedar shake roof I would accept is from a highly reputable roofing firm that specializes in cedar shake roofs. Other roofing contractors, and all other types of contractors in general, don't know when a shake roof needs to be replaced... they just make crap up and want to sell you a total roofing replacement job.

Where I live 80% of the shake roofs that have been replaced in the last five years did not need a $25,000 roof replacement, they needed a few bundles of shakes replaced and a good roof treatment for a total price of $1,500. By the way, a "Good" roof treatment for a shake roof does NOT include any pressure washing at all. The "Low Pressure, High Volume" claim of pressure washing a wood roof is a lie. Anytime someone pressure washes wood and the wood looks bright and fresh afterwards, the pressure stripped wood off the roofing. A person that is knowledgeable about wood roofs will refuse to let anyone with a pressure washer anywhere near their roof.

 

[Calvin the Airedale]

Good to know, thank you. Perhaps I was thinking fungicide instead of pressure washing.

 

[badgers]

The only "inspection" of a cedar shake roof I would accept is from a highly reputable roofing firm that specializes in cedar shake roofs. Other roofing contractors, and all other types of contractors in general, don't know when a shake roof needs to be replaced... they just make crap up and want to sell you a total roofing replacement job.

Where I live 80% of the shake roofs that have been replaced in the last five years did not need a $25,000 roof replacement, they needed a few bundles of shakes replaced and a good roof treatment for a total price of $1,500. By the way, a "Good" roof treatment for a shake roof does NOT include any pressure washing at all. The "Low Pressure, High Volume" claim of pressure washing a wood roof is a lie. Anytime someone pressure washes wood and the wood looks bright and fresh afterwards, the pressure stripped wood off the roofing. A person that is knowledgeable about wood roofs will refuse to let anyone with a pressure washer anywhere near their roof.

Thank you! I have a fear of cedar shake roofs just on what is visible to my eye (curling, moss etc). The neighborhood is mostly 1 million plus value houses. The only houses with the cedar shakes are the sub 1 million houses. They tend to be the original properties developed, it is a waterfront/view area.

We are hiring an appraiser prior to making an offer on a property and is one of my concerns.

Our broker told me I was crazy for paying for an appraisal twice, once prior to our offer and second when we finance, but I felt more comfortable doing it this way..

 

[CANative]

If you had your choice of two nearly identical houses next to each other and the only difference was that one a a newer, modern roof with 25 or 30 years of life left and the other had an older wood shingle roof that needs replacement in a few years which house would you pay more for?

 

[Mr Rex]

Good to know, thank you. Perhaps I was thinking fungicide instead of pressure washing.

One reason mot cedar roofs are flashed with copper is for the anti-fungal properties. Some installers install a piece of copper underneath the ridge with a few inches exposed to allow the copper to leach out onto the roof to keep off the algae. Over time this may need to be cleaned or replaced to continue to allow the copper to leach out. Works on composite shingles as well, in fact most that now proclaim "anti fungal" properties simply have some copper particles mixed in with the "grit" covering the fiberglass base.

 

[DMZwerg]

The roof should be power washed of algae and moss every few years and oiled. Linseed oil is the typical preservative but there may be others also. An algaecide should be mixed in with the linseed oil.

Just a note on linseed oil and linoleum ... real linoleum was made from linseed (oil), thus the name, and was the standard flooring in hospitals for decades due to its reputed anti-microbial properties.

Sorry, just felt compelled to comment as many may be unaware of the origin of linoleum and why linseed oil would be used to treat cedar shake roofs.