Dear Dave,

I’m planning to put my townhome on the market in the next 12–18 months. I’ve remodeled the interior and am happy with the results. However, over the last five years, high winds have taken a toll on the roof—mainly visible from the back. My question is: would buyers be turned off even if I adjusted the price accordingly? Or should I bite the bullet and replace it now? I dread the hassle and expense, but I don’t want to jeopardize the sale either.

– Cathi, Grand Junction

Dear Cathi,

This is a great question—and a smart one to be asking well in advance of listing your home. After 17 years in this business, I can tell you that buyers are surprisingly forgiving about cosmetic updates, but when it comes to a roof, it’s a different story.

There are a few key things buyers consider “non-negotiables”—and a solid, functioning roof is one of them. They assume it will be in good condition, or at the very least, not in need of immediate replacement. If a roof is nearing the end of its useful life or visibly damaged, it’s not just a red flag—it can be a deal killer.

So, what’s the best approach?

Step one: Call a licensed roofer now (before that “For Sale” sign goes in the yard) and get it inspected. Ideally, they’ll give you a ballpark estimate on how much life is left—some will even provide a written statement saying the roof has 5+ years of expected life remaining. That kind of documentation can go a long way in giving buyers peace of mind.

Even if they won’t put it in writing, get a replacement quote while there’s no pressure of a pending sale. Roofing bids are usually more straightforward when there’s no transaction on the line, and this gives you a better feel for the cost should you decide to move forward.

If the roof still has a solid 5–7 years left, you may be able to leave it as-is. But if it’s clearly at the end of its life—or if the damage is visible and could impact inspection or appraisal—it’s almost always better to go ahead and replace it.

Here’s why that matters:

Even if you’re willing to reduce the price, many buyers don’t want the hassle of a major project right after moving in. And if the roof becomes a sticking point during inspection, it might cause a buyer to hesitate—or worse, walk. Replacing it before the home hits the market eliminates the stress, removes a major objection, and keeps your deal moving smoothly.

Is it fun to spend money on a roof? Absolutely not. It’s about as exciting as a new septic system. But it’s a key investment that protects your home—and your sale.

If you need help finding a reliable roofing company, feel free to reach out. We have a list of trusted local pros who can give you honest advice and fair pricing.

Wishing you a smooth road to listing day!

– Dave Kimbrough
The Kimbrough Team – RE/MAX 4000

Have a question? Ask Dave!
?? dave@thekimbroughteam.com