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Roof Leaking Question

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zhencai

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Joined
May 27, 2003
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Certified Residential Appraiser
State
California
So I'm hired by seller to do a pre-sale appraisal. He would like to do the appraisal "as-is" since he's not going to repair anything. He indicated the roof is leaking however, he's not willing to get an estimate from a roofer. Any suggestion how to complete the report? Thanks
 

Randolph Kinney

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Apr 7, 2005
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State
North Carolina
So I'm hired by seller to do a pre-sale appraisal. He would like to do the appraisal "as-is" since he's not going to repair anything. He indicated the roof is leaking however, he's not willing to get an estimate from a roofer. Any suggestion how to complete the report? Thanks

Does the roof need replacing or patching?
 

Terrel L. Shields

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Joined
May 2, 2002
Professional Status
Certified General Appraiser
State
Arkansas
If you can see the leak - possibly around the vents where those nasty things tend to age and need replaced. Tell him it needs to be done. If you can see the leak inside, what is the source? If the decking is rotting it will look black... Needs fixed regardless. Use a cost to cure estimate from a book like Craftsman's Insurance and repair manual. If it is around the fireplace, it may not be impacting the roof at all but bypassing it. I have one that is a nightmare and an annual inspection and pasting is in order on the top of my fireplace. The water runs down the inside, where it hits the wood ceiling which sets on a lip in the brick of the FP, and then drips out about 3' in front of the fireplace. It is not good for the sheetrock above, and a real "fix" would mean taking the top off the fireplace (its' 4' x 8') and replacing the metal place, waterproofing it, and covering it with waterproof mortar as best possible.
 

JTip

Elite Member
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Oct 12, 2004
Professional Status
Certified Residential Appraiser
State
Pennsylvania
Decline the assignment. You are not a roofer and can't pull exact answers or estimates for unknowns out of your behind. Definitely decline....definitely....
 

Michigan CG

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Michigan
Around here a roof can be replaced for $325-$400/square.
 

JTip

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Joined
Oct 12, 2004
Professional Status
Certified Residential Appraiser
State
Pennsylvania
Around here a roof can be replaced for $325-$400/square.

Bet they won't show up for a 1/2 square repair. Probably $500 just to get them to show up in the morning.
 

Michigan CG

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Michigan
Bet they won't show up for a 1/2 square repair. Probably $500 just to get them to show up in the morning.

1/2 square repair most of the time means the roof is near its end. They will show up for 25 squares and $10,000.
 

jay trotta

Elite Member
Joined
Feb 8, 2004
Professional Status
Certified Residential Appraiser
State
Connecticut
Dangerous territory on Roof leaks without a Field Expert report;
Cost of Repair or Roof ?
What type of Hidden Damage ?
Cost to repair Hidden Damage ?
Enviro. Hazards ?

No Cost to Cure ? Walk gently to the curb and take the bus far, far away
 

Restrain

Elite Member
Joined
Jan 22, 2002
Professional Status
Certified General Appraiser
State
Florida
He wants an 'as is'. Fine. But you are not writing for this specific buyer, but the typical buyer. His motivations are his, not the market. The 'market' would have a roof inspection and fix/replace. You can make some assumptions depending on the location of the leak and an exterior examination of the roof from the ground (missing granular covering, turned up singles, recent hail storm, etc). Ding the value accordingly and hope you got paid before delivery.
 

Michigan CG

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Joined
Nov 1, 2006
Professional Status
Certified General Appraiser
State
Michigan
Dangerous territory on Roof leaks without a Field Expert report;
Cost of Repair or Roof ?
What type of Hidden Damage ?
Cost to repair Hidden Damage ?
Enviro. Hazards ?

No Cost to Cure ? Walk gently to the curb and take the bus far, far away


The above is the reason USPAP gives us Extraordinary Assumptions. Describe the assumption in the report and your concerns are covered.
 
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