You can buy a house with an old roof, as long as you know how much life it has left, whether your loan and insurance will accept it, and what a replacement would cost you. A replacement typically runs $5,902 to $13,378, with a reported average of $9,609, according to HomeAdvisor's customer survey. A roof inspection to find out what you are facing costs about $125 to $392. Do the inspection before your inspection period ends, because after that you lose most of your leverage.
Start with age, material and what is left
Age alone does not tell you much, but it is the first fact to get. Ask the seller for the year the roof was installed, any permit or receipt, and any repair records. Our guide on how to tell how old your roof is covers other clues if no one knows.
InterNACHI, the home inspectors' association, estimates that 3-tab asphalt shingles last about 20 years, architectural asphalt shingles about 30 years, wood about 25 years and metal 40 to 80 years. Slate is rated at 60 to 150 years and clay or concrete tile at more than 100 years. InterNACHI says those figures assume regular maintenance and normal wear, that hot climates drastically reduce asphalt shingle life, and that severe weather can shorten any roof's life.
| Roof | InterNACHI estimate | Example: installed 15 years ago |
|---|---|---|
| Asphalt, 3-tab | 20 years | About 5 years left, if it is average |
| Asphalt, architectural | 30 years | About 15 years left, if it is average |
| Metal | 40 to 80 years | About 25 to 65 years left, if it is average |
The last column is our own arithmetic: the estimate minus 15 years. Treat it as a starting guess. A roof in a hot climate, under heavy tree cover or with poor ventilation can be worn out sooner, and a well-kept one can outlast the chart.
What the home inspection will and will not tell you
If you hire a home inspector, the roof is on the list. InterNACHI's Standards of Practice, last revised October 2022, say the inspector looks at the roof covering, gutters, vents, flashing, skylights, chimney and the roof's general structure, describes the covering and reports observed signs of active leaks. They also say the inspector is not required to walk on the roof, predict its service life or certify it, and that being near or past the end of its useful life is not by itself a material defect.
So the inspection report can say the roof looks worn and still not tell you how many years remain. That is the gap a roofer fills. HomeAdvisor's survey puts a dedicated roof inspection at $125 to $392 (about $257 on average), and says a roof check bundled into a home inspection is less thorough. Our roof inspection cost guide covers what a roofer's report should include, and the signs you need a new roof guide lists what a roofer looks for.
Ask the roofer for three things in writing: the remaining life, what needs repair now, and the cost of a full replacement. Some sellers or lenders also ask for a roof certification; our guide to roof certification for a home sale explains what it is.
Check your loan before you count on it
Your lender may care about the roof as much as you do. For an FHA-insured mortgage, HUD's Single Family Housing Policy Handbook 4000.1 (read in its update of August 12, 2026) tells the appraiser to notify the lender if the roof covering does not keep out moisture or give reasonable future utility, and has less than two years of remaining physical life. If the appraiser finds under two years, the appraiser must report it and make the appraisal subject to an inspection by a professional roofer.
That can delay or stop a closing. Other loan programs set their own property standards, so ask your lender what applies to yours, and do it early.
Check insurance before you close
Get homeowners insurance estimates for the specific address before your deadline to cancel runs out. The Consumer Financial Protection Bureau says lenders generally require proof of homeowners insurance, so a roof that cannot be insured can stall a purchase.
Triple-I, the insurance industry's information group, says that insurers generally want an inspection when a roof is over 20 years old at the time of application, that some decline older roofs, and that some cover them only at actual cash value, which subtracts depreciation from a payout. The National Association of Insurance Commissioners says insurers may require older homes to have updated roofing, and that replacement cost coverage on the roof with no deduction for depreciation is the most important coverage to ask about.
Tell each insurer the roof's age and material and ask three questions: will you write a policy, will you want an inspection, and will a roof claim pay replacement cost or actual cash value. Our guide to roof age and homeowners insurance explains how each works. This page is general information, not insurance or financial advice.
Ways to ask for a fair deal
When the contract is contingent on a satisfactory inspection, the CFPB says you have the right to cancel the sale without penalty if you are not satisfied with the result. Its page, last modified December 12, 2024, also says you may want to negotiate who makes or pays for repairs, that the seller may or may not agree, and that you can ask for repairs before move-in or for a credit.
The American Society of Home Inspectors, in an article from September 22, 2020, lays out the usual choices:
- Ask the seller to repair. The seller can accept, refuse or offer a credit instead. You will not control who does the work or how well.
- Ask for a lower price. ASHI says this suits buyers who are in a hurry or who plan to hire their own contractors. It also says most sellers want a contractor's estimate to set a fair discount, so bring the roofer's written number.
- Ask for a credit. You choose the roofer after closing.
- Walk away. ASHI says leaving is generally for serious defects that are complicated or not worth fixing.
A few cautions from ASHI: keep track of the deadline, since it protects your deposit; focus on serious problems rather than minor ones; and do not renegotiate over problems you already knew about when you made the offer.
Budget for the roof you are buying
Even if the roof passes everything, plan for its end. If a roofer says it has five years left, set aside a share of the replacement cost each year. Our roof replacement cost guide explains how to price a roof by the square and what a complete estimate includes, and how to pay for a new roof covers financing. A new roof also matters if you sell later: see whether a new roof adds value.
Frequently asked questions
Is a 20-year-old roof too old to buy?
Not automatically. A 20-year-old architectural shingle roof may have years left, while a 20-year-old 3-tab roof is at InterNACHI's estimate for the material. It does mean you should get a roofer's inspection and an insurer's answer before you commit.
Can I get a mortgage on a house with an old roof?
Often, but it depends on the loan. For FHA, the appraiser must report a roof with under two years of remaining life, and the appraisal becomes subject to a roofer's inspection. Ask your lender about its standard early.
Will insurance cover a house with an old roof?
Some insurers will, some will want an inspection first, some will cover the roof only at actual cash value, and some decline. Get an estimate for the address before your inspection period ends.
Who pays for a new roof when I buy?
Whoever the contract says. The seller may repair it, give a credit or lower the price, or you may take it as is. The seller is not required to agree to any of these.
How much should I ask for?
Base the request on a roofer's written estimate of what is needed, whether a repair or a replacement, instead of a round number. That is also what sellers usually want to see.
Where this information comes from
HomeAnvil does not yet publish price data of its own. Each fact comes from the source named beside it, read on October 13, 2026:
- HomeAdvisor, roof replacement cost, updated June 17, 2026: the national average and typical range, from a survey of more than 30,000 customers.
- HomeAdvisor, roof inspection cost, updated June 19, 2026: the inspection range and average, and bundled inspections being less thorough.
- InterNACHI, life expectancy chart, no date shown, and Standards of Practice, last revised October 2022.
- HUD, Single Family Housing Policy Handbook 4000.1, in the update of August 12, 2026: the roof covering requirement for FHA appraisals.
- Triple-I, how your roof influences your home and business insurance, no date shown.
- National Association of Insurance Commissioners, homeowners insurance, no date shown.
- Consumer Financial Protection Bureau, what is homeowner's insurance and why is it required, last reviewed August 8, 2024, and schedule a home inspection, last modified December 12, 2024.
- American Society of Home Inspectors, what to do when the home inspection reveals red flags, September 22, 2020.
- The remaining-life column in the table is our own arithmetic.
We will update this page when these sources publish new figures, and the date above will say when.
Related guides
How long does a roof last?Architectural shingles last about 30 years, 3-tab about 20, metal 40 to 80, slate 60 to 150. What shortens a roof's life, and why a warranty isn't a lifespan.
How much does a roof inspection cost?A roof inspection typically costs $125 to $383, about $252 on average. Drone inspections run $150 to $400 and infrared $400 to $600. What each one checks.
How does your roof's age affect your homeowners insurance?Many insurers inspect or decline roofs over 20 years old, and older roofs are often paid at depreciated value. What to check in your policy and at renewal.
What are the signs you need a new roof?The signs a roof needs replacing, outside and in: age past 20 to 30 years for shingles, bald or curling shingles, repeat leaks, a sagging line. What each means.
How much does a roof replacement cost?A roof replacement typically costs $5,900 to $13,400, or $400 to $1,100 per square installed. How to measure your roof, what moves the price and how to compare estimates.
Does a new roof add value to your home?A new asphalt roof recoups 67.5% of its cost at resale and metal 50.1% (Cost vs Value 2025). An old roof can also affect inspections, loans and insurance.- What is a roof certification and what does it cost?A roof certification states your roof's condition and expected remaining life. HomeAdvisor puts it at $75 to $200; warranty-style programs charge $250 and up.
- Should you replace your roof before selling your house?Replace if the roof is near the end of its life or will block a buyer's loan or insurance. Otherwise repair, offer a credit or sell as is. How to decide, with costs.
- Do you need HOA approval to replace your roof?If you live in a homeowners association, almost certainly yes. Your governing documents set the colors, materials and timeline; guides put review at 30 to 90 days.