To replace the roof or not to replace the roof

[Brady Alford]

Hello all,

New to BiggerPockets here - and wanted to get some thoughts on whether or not to replace a roof during the rehab of a flip.  Comps in the neighborhood are around 150-170k.  Here's the issues with the roof:

1.  The roof is 19 years old and is showing some signs of wear on the shingles

2. There were 2 gable roof additions added where shingles were installed that don't quite match the existing shingles

3.  The ridge vent along the top of the roof leaks slightly in a few locations

4.  Gutters are in bad shape and no drip edge around perimeter.

So my options are to:

1.  Replace the roof - I got quoted around 4k

2.  Replace the ridge vent, fix gutters, drip edge, etc - quoted around 1.3k

3.  Do nothing

Again, just want some thoughts here on if you guys think the roof will be a deal breaker for people when buying the house, if i'll be able to recoup the cost of a new roof when selling, etc.  

Thanks in advance

[Tony Castronovo]

I would replace it.  You have to disclose the leaks and other issues.  And of course an inspector will be all over this.  Rather than scare buyers away you can bolster your marketing by adding "new roof!".  Buyers do not want big issues (roof, foundation, major mechanicals).  $4k also sounds really cheap.  You might want to get another bid just to compare what you are getting.