If you’re thinking about selling your home, there’s one question you need to answer before anything else: What’s the condition of your roof?
A bad roof doesn’t just lower your home’s value — it can kill the entire deal. As someone who has been on both sides of this equation as a licensed roofer and real estate professional, I can tell you: your roof is the #1 thing home inspectors flag, and it’s the #1 reason buyers walk away or slash their offers.
The Harsh Reality: What a Bad Roof Costs You
When a buyer’s home inspector flags roof issues — missing shingles, leaks, aging materials, or structural concerns — everything changes. Buyers who were excited about your home suddenly get cold feet. Here’s what typically happens:
- Buyers walk away entirely — they don’t want the hassle or the risk
- They demand $15,000–$20,000+ off the asking price — far more than the actual repair would cost
- Lenders may refuse to finance the purchase — many mortgage companies won’t approve a loan on a home with a failing roof
That means your home sits on the market longer, you lose negotiating power, and you end up leaving serious money on the table.
The ROI of Replacing Your Roof Before Selling
Here’s where the math gets interesting. According to industry data, a new roof costs between $8,000 and $15,000 depending on the size and material. But here’s what you get back:
- $15,000–$25,000 in added home value — that’s a potential return of 60% to over 100%
- Removes the #1 deal-killer from your inspection report
- Faster sale — homes with new roofs sell quicker and with fewer contingencies
- Stronger negotiating position — buyers can’t use the roof as leverage to beat you down on price
When you replace your roof before selling, you’re not just fixing a problem — you’re making a strategic investment that pays for itself at closing.
Fix-N-List Funds It Upfront — You Pay Nothing Until Closing
I know what you’re thinking: “I can’t afford a new roof right now — that’s why I’m selling.” That’s exactly why I created Fix-N-List. We fund the roof replacement upfront so you pay nothing out of pocket. The cost is simply settled at closing from your proceeds. No loans, no credit checks, no upfront cash needed.
This removes the biggest barrier homeowners face. You get a brand-new roof, your home sells for top dollar, and you come out ahead — without spending a dime before the sale.
Why Tim’s Crew Makes the Difference
Here’s something that sets Fix-N-List apart from every other pre-sale renovation program: I’m a licensed roofer. I don’t sub your roof out to some random contractor and hope for the best. My own crew does the work — every time.
What does that mean for you?
- Faster turnaround — no waiting weeks for a subcontractor’s schedule
- Lower cost — no middleman markup means more savings passed to you
- Quality control — I’m on the job, ensuring every detail is right
- All roof types covered — asphalt shingle, architectural shingle, flat roofs — we handle it all
Storm Damage? Insurance May Cover It
Here’s a bonus many homeowners don’t realize: if your roof has existing storm damage — from hail, wind, or severe weather — your homeowner’s insurance may cover most or all of the replacement cost. I handle the entire insurance claim process for you, from the initial inspection to working with your adjuster. Many sellers discover they can get a brand-new roof with minimal or zero out-of-pocket cost through insurance alone.
Not Sure About Your Roof? Get a Free Inspection
You don’t have to guess whether your roof needs attention. Tim will inspect your roof for free as part of your Fix-N-List assessment. I’ll tell you exactly what condition it’s in, whether it needs repair or replacement, and how it could impact your sale price.
Ready to sell your home for top dollar? Don’t let a bad roof hold you back.
📞 Call (630) 534-0866 to schedule your free roof inspection and Fix-N-List assessment today.
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