Roof Disclosure Question

[Mztk1]

Fact is, I've walked on enough roofs to know almost as much as a Florida roofing "expert." Enough to know when the "expert" is blowing smoke up my skirt.

I was in building for years so I can spot a roof problem as well as the next guy. But I am not qualified as an expert roofer, just an appraiser. I wouldn't call for a new roof like Mike. I'd make the extraordinary assumption there are two years remaining economic life in the roof and make the report subject to a roof inspection. I would certainly disclose the conversation with the roofer, and even would have written his name and company's name down to include in the report. If the client wants to use him, that's their business. If they want their own guy, they can do that too.

But I would never put my personal opinion on a roof over a qualified expert's professional opinion. It ain't worth the liability. Even if I had my FL contractor's license and was a qualified expert at roofing, I would never provide my own professional opinion on the condition of the roof in one of my own appraisals. My capacity in an appraisal is as an appraiser and there is enough liability with that. I don't need to take on any more.

 

[Queen Bee]

Additional Question- Roofing Disclosure

Great advice- Thank you. One more question though... all of my comparables are similar in age and none appear to have newer roofs. If the subject and comparables have roofs that are similar in age and condition, there would be no need for an adjustment. In this case would you still recommend doing the appraisal "subject to..." or can it be done "as is" and state what I was told by the roofing technician regarding the condition of the subjects roof?