Include Roof In Purchase Price & Loan or Lower Price and Replace?

[Ryan Jones]

The seller has agreed to pay to have the roof replaced prior to close of escrow at the original purchase price / appraised value (which itself is about 3% above original asking due to other interested buyer). This would essentially roll the new roof into the mortgage on the house.

The question is - would you do this - include the roof in the mortgage? Or would you ask to lower the purchase price and replace the roof yourself later? The lower purchase price would result in lower monthly mortgage and property tax payments (~3%).

The roof is "double roofed" and not showing any signs of leaking but the older roof is warped and likely would need replaced within a few years.

I've never dealt with a roof before - Thanks!

Also, would the seller need to pay for any cost overruns if there are any surprises during the replacement?