Roof needs replacing, what should we do?

[Brian Robinson]

We have rental property in Phoenix, AZ and we are finally in a position to sell (i.e. We are no longer upside down). The lease ends Sept2015 however we just found out the roof needs replacing due to heavy rains over the summer. The leak is minor but visible on the ceiling. We have two separate quotes at $12k each and a repair quote for $6k. Question: Option 1: Should we replace or repair the roof now? If so, can we expect to get our $12k (or $6k repair) investment back when we sell? Option 2: Take a risk and wait until we sell in Sept2015 and give an allowance to the new owners? Option 3:??