Is your roof old, worn out, or making you nervous? You’re not alone.
At Hoel Roofing, we’ve worked with homeowners all over East Central Indiana, people in Muncie, Anderson, Richmond, Indianapolis, Columbus, Anderson, and New Castle, and all the small towns in between. Sometimes homeowners who suddenly realize that a roof they’ve mostly ignored for years might now be a problem, whether you’re staying or considering selling your home.
If you’re worried about your roof, you usually have three options:
At Hoel Roofing, we’ve seen how each option plays out in real life. In this article, we’ll help you figure out which path is smartest for your roof, your budget, and your timeline, and help you avoid the common mistakes that leave sellers regretting their choices later.
This applies to homeowners who are looking to sell their homes. Disclosure simply means you’re honest with potential buyers about your roof’s age and any known issues. In most states, Indiana included, sellers are legally required to disclose known defects that could materially affect the property’s value or safety (Indiana Code § 32-21-5-7).
Even if your roof is aging but still functional, hiding its condition is rarely worth it. Buyers almost always order home inspections, and inspectors will spot the issues anyway. Trying to keep quiet about an old roof can:
Aging roofs aren’t necessarily a deal-breaker if they’re not leaking or failing. Many sellers simply disclose the roof’s age and condition and negotiate accordingly.
Quick Tip: One common approach sellers use is offering a credit to buyers for the roof instead of replacing it upfront. For example, if a new roof might cost $10,000, some sellers simply deduct that amount from the price.
Pros:
Cons:
Quick Tip: If your roof’s old but watertight, disclosure can be an honest and cost-effective choice. But sometimes, it costs sellers more than they save.
Not every old roof needs total replacement when you’re selling your house. There are multiple scenarios where small repairs can preserve value and still make for a good sale.
Minor repairs might include:
Major repairs might include:
Pros:
Cons:
Quick Tip: A roof with multiple areas of failing shingles, leaks, or exposed fiberglass may be beyond repair.
When in doubt, get an inspection and ask for an honest assessment of how much life your roof has left.
Sometimes, replacement is the smartest investment.
You should strongly consider replacement if:
Pros of Replacing Your Roof:
Cons of Replacing Your Roof:
Here’s a quick overview to help you decide:
| If… | Then… |
| Your roof is older but not leaking, and you need to minimize upfront costs | Disclose the roof’s condition. Be transparent, provide documentation, and negotiate. |
| Your roof has a few issues but is generally sound, and you’re concerned about inspection delays | Make targeted repairs. Fix key problem areas to preserve value and reduce buyer concerns. |
| Your roof has visible damage, ongoing leaks, or repeated repairs | Replace the roof. This maximizes buyer confidence, home value, and speed of sale. |
| You’re in a hot market where buyers are making offers quickly | Disclosure may suffice. But be ready to offer a credit or negotiate if concerns arise. |
| You want to maximize your asking price and avoid renegotiation after inspection | Repair or replace. Proactively addressing issues keeps leverage on your side. |
| Your roof’s condition could impact the appraisal or financing | Strongly consider replacement. This avoids surprises that can derail closing. |
Our best advice? Start with a professional roof inspection. Listen to the recommendations and weigh the costs against your home’s potential sale price. And don’t be afraid to ask questions, this is your biggest asset we’re talking about.
If you’re in East Central Indiana and considering repairs or replacement, feel free to reach out for an inspection, which includes a complimentary cost estimate. Even if you don’t end up working with us, we’d rather see you avoid costly mistakes and sell your home confidently. If you’re on a time crunch, we are also able to prioritize your job so you can stick to your timelines in closing your home
Toyosi Ogunsola is the Content Manager at Hoel Roofing & Remodeling in Rushville, IN, where she oversees the creation of educational, trustworthy content about roofing, remodeling, and home improvement. With a master’s degree in Emerging Media Design and Development and a background spanning content strategy, UX research, and digital marketing, Toyosi combines data-driven insights with clear, engaging writing to help homeowners make informed decisions. Passionate about translating complex roofing topics into helpful resources, she works closely with Hoel’s team of roofing experts to ensure every piece of content is accurate, practical, and user-focused.
