The Short Version
- Michigan's Seller Disclosure Act form asks one direct roof question, "Roof: Leaks?", plus the approximate age if known. Several other questions (wind damage, unpermitted repairs, water in the basement) can also touch the roof. Answer from what you actually know, and write explanations rather than bare checkmarks.
- A general home inspector is a generalist. Under both major national standards of practice, the inspector does not have to walk the roof or predict how long it will last. If the roof is older, complicated, or the report hedges, a separate roof inspection is cheap insurance.
- FHA appraisers must flag a roof that won't keep water out or has less than two years of remaining life, and send it to a professional roofer. VA says roof covering must keep moisture out and be reasonably durable. Conventional appraisals rate overall condition from C1 to C6, and a C6 must be repaired before the loan can be sold to Fannie Mae.
- A "roof certification" has no legal definition in Michigan. It is whatever the roofer's document says it is, so read the scope, the term, and the exclusions.
- The roof's age can affect whether and how you can insure the house, and at what price. Get an insurance quote early in the inspection period, not the week before closing.
- Snow on the roof is common at Michigan closings. You still have options: attic inspection, documents, seller statements in writing, and escrow or re-inspection terms, but they need to be negotiated before your contingency expires.
Selling a Home: The Roof and Your Disclosure
Sellers have more control over the roof conversation than they usually realize. You decide what to fix, what to document, and how to describe what you know. The rules that frame those choices in Michigan start with the Seller Disclosure Act.
Michigan's seller disclosure form and the roof
The Seller Disclosure Act (1993 PA 92, MCL 565.951 to 565.966) applies to transfers of residential real estate with one to four dwelling units. That includes ordinary sales, land contracts, leases with an option to buy, and transfers of stock or an interest in a residential cooperative (MCL 565.952).
The seller must deliver the signed form before signing a binding purchase agreement. If the disclosure, or an amendment to it, arrives after the purchase agreement is signed, the buyer can terminate by written notice within 72 hours if it was delivered in person, or 120 hours if it was sent by registered mail. That right ends once the deed or land contract transfers (MCL 565.954).
Failing to provide a signed disclosure at all gives the buyer a way out of an otherwise binding purchase agreement. The form itself says so, in capital letters.
Some transfers are exempt from the disclosure requirement entirely:
| Transfer type (MCL 565.953) | What it means in practice |
|---|---|
| Court-ordered transfers | Probate sales ordered by a court, sheriff's sales, foreclosure sales, bankruptcy trustee sales, eminent domain, decrees of specific performance. |
| Foreclosure-related transfers | Deeds in lieu of foreclosure, transfers to a lender by a borrower in default, and sales by a lender that took the property through foreclosure. |
| Nonoccupant fiduciaries | A personal representative, trustee, guardian or conservator who does not live in the home and is administering an estate or trust. |
| Co-tenant to co-tenant | One co-owner transferring to another co-owner. |
| Family transfers | Transfers to a spouse, parent, grandparent, child or grandchild. |
| Divorce transfers | Transfers between spouses under a divorce or separate maintenance judgment or its property settlement. |
| Government transfers | Transfers to or from a governmental entity. |
| New, never-occupied homes | Newly built homes that have not been lived in, sold by a licensed residential builder. |
The form's wording is set in the statute (MCL 565.957). These are the lines that bear on the roof, quoted directly:
Property conditions, item 3
“Roof: Leaks? yes____ no____ Approximate age if known ______”
The only question that names the roof. It does not say "current leaks" or "past leaks." Many sellers and their attorneys read it broadly and explain any leak history, including leaks that were repaired, in the explanation space. If you had a leak fixed, saying so with the date and the invoice is usually far safer than a bare "no."
Property conditions, item 1
“Basement/crawl space: Has there been evidence of water?”
Not a roof question, but roof and gutter water is a common cause of basement water. Answer it on its own terms.
Other items, question 4
“Structural modifications, alterations, or repairs made without necessary permits or licensed contractors?”
A reroof done without a building permit, or by an unlicensed contractor, fits squarely here. If you don't know whether a permit was pulled, check with the local building department before you answer.
Other items, question 6
“Major damage to the property from fire, wind, floods, or landslides?”
A windstorm or storm-damage insurance claim on the roof is the obvious trigger. What counts as "major" is not defined; when in doubt, disclose and explain what was repaired.
Closing paragraph
“If any changes occur in the structural/mechanical/appliance systems of this property from the date of this form to the date of closing, seller will immediately disclose the changes to buyer.”
A roof leak that starts after you sign the form, or a storm that damages the roof during the listing, needs an updated disclosure.
Five rules worth knowing before you fill it out
- It is a disclosure of what you know, not a warranty. The form states that it "is not a warranty of any kind" and that the seller, unless otherwise advised, "has not conducted any inspection of generally inaccessible areas such as the foundation or roof."
- "Unknown" is a legitimate answer when it's true. Section 6 of the Act lets a seller comply by saying information is unknown, and the form's instructions say to check UNKNOWN if you do not know the facts. It is not a hiding place: if you know the roof leaked, "unknown" is not honest.
- You are not liable for things you couldn't know. Section 5 says it is not a violation to fail to disclose information that could only be found by inspecting inaccessible areas or by someone with expertise beyond the seller's knowledge.
- An expert's report can help. Under section 5(3), delivering a report from a contractor or other expert, at the buyer's request, can satisfy the disclosure for the items it covers, unless you know of a defect that contradicts it.
- Good faith is required. Section 10 defines it as "honesty in fact in the conduct of the transaction," and section 11 preserves the buyer's separate claims for fraud, misrepresentation or deceit. The form is a floor, not a shield.
General information, not legal advice. If you have a history of roof leaks, an open insurance claim, or unpermitted work, a short consultation with a Michigan real estate attorney before you sign the form is money well spent.
Repair, replace, or credit before listing
There's no single right answer. It depends on the roof, your timeline, your cash, and the buyers in your market. A written opinion from a roofer before you list, ideally with photos and a price for both repair and replacement, gives you facts to decide with and a document to show buyers. (Our repair vs. replace guide has a fuller framework.)
| Option | When it tends to make sense | Watch out for |
|---|---|---|
| Repair before listing | The roof is sound overall but has a specific, fixable problem: a leaking pipe boot, missing shingles after a windstorm, failed chimney flashing. Most repairs in West Michigan run from a $500 minimum to roughly $1,500 to $4,000 for common jobs (2026 ballparks from our repair cost page). | Keep the invoice and photos. A repaired leak is still worth disclosing with the date and what was done; buyers trust a documented fix more than a silent one. |
| Replace before listing | The roof is clearly at the end of its life, has two layers already, or is likely to fail an FHA or VA appraisal in a market where those buyers are a big share of your pool. A new roof removes the single biggest objection and shows up in photos. | You rarely recover the whole cost in price, and you carry the project risk and timeline. A simple ranch replacement in architectural asphalt runs roughly $12,000 to $16,000 in West Michigan, a cut-up two-story roughly $18,000 to $26,000 (2026 ballparks). Get three quotes and pull a permit. |
| Price it in | The roof is old but not leaking, and you'd rather let the buyer choose materials and contractor. Common with estates, investors and sellers short on time or cash. | Buyers and their inspectors will still find it. Pricing it in only works if the list price honestly reflects it, or you will negotiate twice. |
| Offer a credit | You expect roof questions and want to control the number. A pre-listing roof estimate gives you a documented figure to anchor the discussion. | Lenders limit how much a seller can contribute and what credits may pay for. Your agent and the buyer's lender need to structure it; some credits must go to closing costs rather than cash for repairs. |
Price ranges are West Michigan 2026 ballparks drawn from our repair cost and replacement cost pages. Your roof will differ; get written quotes.
Paperwork to gather and warranty transfers
Buyers, inspectors, appraisers and insurers all ask the same question first: how old is the roof, and can you prove it? Pull these together before you list:
- Invoice or contract for the last reroof, showing the date, the contractor, and what was done (tear-off or overlay, underlayment, ice barrier, ventilation, decking replaced).
- The building permit and final inspection record. If you can't find them, the city or township building department that issued the permit can usually look them up.
- Manufacturer warranty registration or certificate, plus the terms booklet that describes transfer steps.
- The contractor's written workmanship warranty and whether it transfers.
- Invoices for later repairs, with dates and photos if you have them.
- Insurance claim paperwork for any storm damage: the adjuster's estimate, what was paid, and proof the work was completed.
- Any roof inspection or roof certification reports from a prior sale or refinance.
- For condos: the association's documents showing who is responsible for the roof, recent roof projects, and the reserve fund.
Do roof warranties transfer?
A roof usually carries two separate warranties, and they transfer (or don't) on different terms. The manufacturer's warranty covers defects in the materials. The contractor's workmanship warranty covers the installation. Neither transfers automatically just because the deed does.
Manufacturer warranties: most major shingle makers allow at least one transfer to a new owner, but the details are specific to each manufacturer and each warranty tier. Common conditions include written notice to the manufacturer within a set number of days after the sale, a transfer fee, and in some cases reduced coverage for the new owner. Some enhanced system warranties can only be transferred if they were properly registered at installation. Don't rely on a general rule or on a roofer's memory: find the actual warranty document for that roof, read the transfer section, and follow its steps before or right after closing.
Workmanship warranties: these are written by the individual contractor, so the terms are whatever that document says. Some transfer, some are personal to the original owner, and some require notice. If the contractor is no longer in business, a workmanship warranty is typically worth nothing regardless of its wording.
Sellers: include copies of both warranties in the disclosure packet or with the listing documents, and tell the buyer what steps the transfer requires. Buyers: ask for them during the inspection period, and put a note on your closing checklist to file the transfer.
Buying: What the Home Inspection Does (and Doesn't) Tell You About the Roof
A home inspection is one of the best investments in a purchase, and good inspectors catch a lot. But it helps to understand what you're paying for. Both major national standards describe a visual, non-invasive, general survey of the whole house, and both say, in effect, that the inspector is not a roofer and doesn't have to act like one.
Michigan does not license home inspectors. There is no state exam, training requirement or standard of practice written into Michigan law, so the standard that applies is whatever your inspector's contract and professional association say. Ask which standard they follow, whether they'll walk the roof, and whether they fly a drone.
How the roof gets looked at matters. A walked roof lets the inspector feel soft decking, lift a tab to check sealing, and see flashing up close. A drone gives good overhead photos of the whole surface, including steep or fragile roofs no one should walk, though it can't feel anything. Binoculars from the ground and views from a ladder at the eaves are the minimum. Any of these can be appropriate; what matters is that the report says which method was used, and that you read the findings in light of it. Anyone flying a drone for paid work needs an FAA remote pilot certificate under Part 107, so it's fair to ask.
The attic is often where the real roof story is. Staining on the underside of the deck, rusted nail tips, frost in winter, daylight around penetrations, and blocked or missing ventilation all show up there. Both standards expect the inspector to look into accessible attics, but neither requires entering one that isn't readily accessible or moving insulation.
The two national standards, side by side
| Question | ASHI Standard of Practice | InterNACHI Standards of Practice |
|---|---|---|
| What must be inspected | Roofing materials, roof drainage systems, flashing, skylights, chimneys and roof penetrations (section 5) | Roof covering, gutters, downspouts, vents, flashing, skylights, chimney and other penetrations, and the general roof structure (section 3.1) |
| From where | Not specified; the report must describe the "methods used to inspect the roofing" | "From ground level or the eaves" |
| Must the inspector walk on the roof? | No specific requirement | Expressly not required; also not required to walk areas that seem unsafe or could be damaged |
| Must the inspector predict remaining life? | No. General exclusions say the inspector is not required to determine "the remaining life expectancy of systems and components" | No. Not required to "predict the service life expectancy" |
| Snow, ice, debris | Not required to inspect what isn't readily accessible | Not required to remove snow, ice or debris that blocks the view |
| Must report | Describe roofing materials and inspection methods | Describe roof covering type; report "observed indications of active roof leaks" |
| Also not required | Antennae, inaccessible vent interiors and flues, other installed accessories | Water testing, confirming proper fastening or installation, warranting or certifying the roof |
Paraphrased and quoted from the current ASHI Standard of Practice and InterNACHI Standards of Practice. Your inspector's contract controls what they actually do.
When to add a roofer's inspection
Consider a separate roof inspection by a roofing contractor if any of these apply:
- The roof is 15 years old or more, or nobody knows its age.
- The inspector didn't walk or drone the roof, or the report says it was viewed from the ground or with binoculars.
- The report uses phrases like "near the end of its service life," "evaluate by a qualified roofing contractor," or "monitor."
- There are stains in the attic or on ceilings, or evidence of past ice damming.
- You see more than one layer of shingles at the edge, or the roof looks wavy.
- The roof has complicated areas: low-slope sections, flat roofs over additions or porches, skylights, dormer walls, chimneys, or valleys that collect water.
- You're using an FHA or VA loan and the appraiser might call the roof out.
- You're buying a rental, a multi-family, or any commercial building, where the roof is a major capital item.
A roofing contractor's inspection is narrower than a home inspection but deeper where it counts. A good one walks the roof when it's safe, checks the attic, counts layers, probes for soft decking, looks at flashing details, and tells you in plain terms what the roof needs now and what it will likely need soon, with a price attached. Many roofers do this for free or a small fee.
Be aware of the obvious incentive: a roofing company that sells replacements has a reason to find a replacement. That doesn't make every roofer untrustworthy, but it's why you should ask for photos of every problem they cite, ask what a repair would cost as an alternative, and get a second opinion if the answer is "it all has to go" on a roof the home inspector rated fair. Our guides on hiring a roofer and reading an estimate go into this in more detail.
Timing: book it the same day you get the home inspection report. Inspection contingencies are short, and roofers get busy after storms.
See how to hire a roofer in Michigan and 12 questions to ask a roofer.
Decoding Roof Language in an Inspection Report
Inspection reports are written carefully, and the careful phrasing can hide how serious (or minor) a finding is. These are the phrases buyers ask us about most often. For definitions of the parts they mention, see the roofing glossary.
| Report says | What it usually means | What to do |
|---|---|---|
| "Roof covering appears serviceable" | No visible defects that day, from wherever the inspector viewed it. Not a statement about how long it will last. | Confirm the viewing method. If the roof is older, still consider a roofer's look. |
| "Near / at the end of its service life" or "typical life expectancy" | The inspector sees age-related wear: granule loss, curling, cracking, brittle tabs. Replacement is likely within a few years. | Get a roofer's estimate for replacement and for any repairs needed to get through the next few years. Use it in negotiation. |
| "Evaluate by a licensed/qualified roofing contractor" | The inspector saw something outside their expertise or couldn't see enough. This is a referral, not a verdict. | Do it during your contingency. Don't close on "we'll look later." |
| "Monitor" | A minor issue that may not need action now: an exposed nail head, minor granule loss, a small stain that tested dry. | Ask the inspector what would change the recommendation. Write it on your first-year maintenance list. |
| "Evidence of prior leak / staining, dry at time of inspection" | Water got in at some point. It might be old and fixed, or it might only leak in certain conditions (wind-driven rain, ice dams). | Ask the seller for repair records. A roofer can often tell whether the source was addressed. |
| "Multiple layers observed" | There's at least one overlay. Michigan's residential code (R908.3.1.1) does not allow a new layer over two existing layers, so the next roof will be a full tear-off. | Price the tear-off into your budget. Ask about deck condition. |
| "Improper flashing / missing kick-out / exposed fasteners" | Installation details that commonly cause leaks. Often fixable without replacement. | Get a repair price. These are good candidates for seller repair or a small credit. |
| "Inadequate attic ventilation" or "frost/moisture on sheathing" | Heat and moisture are building up in the attic. This shortens shingle life, promotes ice dams and mold, and can affect warranties. | Have a roofer or insulation contractor quote the correction. It matters for the next roof too. |
| "Roof not inspected due to snow / height / weather" | Nobody saw the surface. This is common in Michigan winters. | See the winter-closing section below. Negotiate a later inspection or other protections. |
Estimating how much life the roof has left
Everyone wants a number: how many years does this roof have left? The honest answer is a range, and the best estimates come from someone on the roof, not from a birth year. Neither national inspection standard requires the inspector to give one, and many don't.
Start with age. The seller's disclosure asks for approximate age, permit records often give a date, and a roofer can usually estimate age from the shingle style and wear. Then compare to what that material typically delivers here. In West Michigan, architectural asphalt shingles commonly last around 20 to 30 years, and older three-tab roofs usually less; standing seam metal commonly runs 40 years or more. Installation quality, ventilation and tree cover move those numbers a lot. Our guide to how long a roof lasts covers the factors.
Then adjust for condition. Heavy granule loss, curled or cupped tabs, cracking, brittle shingles that break when lifted, and multiple repairs point to the short end. A roof that is 18 years old but flat, well-ventilated, and intact may have more life left than a 12-year-old roof over a poorly vented attic.
For negotiation, what matters is less "exactly how many years" and more "will this roof need replacement during the time I expect to own the house, and will it pass my lender and insurer now?"
More detail: how long a roof lasts and signs you need a new roof.
Negotiating the Roof: Credits, Price, Repairs, and Holdbacks
| Approach | How it works | Pros | Cons |
|---|---|---|---|
| Price reduction | Purchase price drops by an agreed amount. | Simple, and it lowers the loan amount and down payment math. | You pay for the roof later out of pocket. Must still appraise. Doesn't help if the roof needs work before a lender or insurer will accept it. |
| Seller credit at closing | Seller pays some of your closing costs or prepaids, freeing up your cash for the roof. | You choose the contractor and materials. | Loan programs cap seller contributions and restrict what they pay for; usually not paid as cash. Your lender must approve the structure. |
| Seller repairs before closing | Seller hires a contractor and completes agreed work before closing. | Work is done when you move in. Can satisfy an appraisal condition. | Seller has an incentive to choose the cheapest option. Specify the scope, a licensed contractor, permit, transferable warranty, and receipts in writing. |
| Escrow holdback | Money is held at closing and released when the work is completed after closing. | Useful when weather prevents work before closing. Protects both sides. | Only if your lender allows it for your loan type. FHA allows a repair escrow when the house is habitable and safe; conventional and other programs have their own rules. Needs a written agreement and often a contractor bid. |
| Walk away | Terminate under the inspection contingency. | Sometimes the right answer for a roof tied to structural or moisture problems. | Only available within the contingency window and on the contract's terms. |
Whatever you ask for, bring evidence. A request backed by a written roofing estimate and photos is far more persuasive than "the inspector said it's old." Sellers and listing agents often get a second estimate of their own, so expect the number to be discussed.
Be realistic about what's being negotiated. An old roof is usually reflected in comparable sales and in the list price; an active leak, storm damage, or a roof that will stop the loan is a different conversation. The strongest requests are the ones tied to things the seller couldn't see and the market didn't price.
If the seller does the work, get it in the purchase agreement addendum: scope of work, licensed contractor, permit and final inspection if required locally, manufacturer and workmanship warranty paperwork transferred to you, and a right to re-inspect before closing.
Comparing bids under a deadline? Our guide to reading a roofing estimate helps you check that two quotes cover the same work.
What FHA, VA, Conventional and USDA Loans Require of the Roof
Each loan program has its own property standards, and the appraiser is the one applying them. Here is what each rulebook actually says, quoted where we could verify the current text.
| Program | What the rulebook says about the roof | Where it comes from |
|---|---|---|
| FHA | Appraiser must flag the roof if the covering "does not prevent entrance of moisture or provide reasonable future utility, durability and economy of maintenance and does not have a remaining physical life of at least two years." If less than two years of remaining life, the appraisal is made subject to inspection by a professional roofer. If the roof can't be viewed, the appraiser must explain why and report on the underside of the roof, the attic and the ceilings. | HUD Handbook 4000.1, II.D.3, "Roof Covering" (Update 18, last revised Aug. 2026) |
| FHA (inspections) | "Leaking or worn-out roofs" are listed among conditions that can require an inspection by a qualified individual or entity. Appraisers must give the reason; they may not require inspections just to limit liability. | HUD Handbook 4000.1, II.D.3, "Inspection by a Qualified Individual or Entity" |
| FHA 203(k) rehab | The consultant's checklist states that roofs with two layers of shingles "should not be roofed again"; remove the existing shingles and reroof. | HUD Handbook 4000.1, 203(k) Consultant 35 Point Checklist, item 4 |
| VA | Roof covering must "prevent entrance of moisture" and "provide reasonable future utility, durability, and economy of maintenance." When a defective roof with three or more layers must be replaced, all old shingles must be removed first. The appraiser is not required to climb onto the roof; if the roof isn't visible (VA's own example is snow), the appraiser must explain how its condition was determined, and drones may be used. | VA Pamphlet 26-7, Chapter 12, topic 26 "Roof Covering" |
| VA (attic) | Appraisers must view readily accessible attic spaces. If a deficient condition such as a water-stained ceiling or insufficient ventilation is apparent, the appraisal must be made subject to repair. | VA Pamphlet 26-7, Chapter 12, topic 27 "Attics" |
| Conventional (Fannie Mae) | No roof-specific life requirement. The appraiser rates the whole property C1 to C6. C5 means "obvious deferred maintenance" needing "some significant repairs." C6 means damage or deferred maintenance "severe enough to affect the safety, soundness, or structural integrity." A C6 property must be repaired to at least C5 before the loan can be sold to Fannie Mae, so the appraisal is made "subject to" repairs. | Fannie Mae Selling Guide B4-1.3-06 (06/04/2025) |
| USDA guaranteed | USDA's single-family guaranteed program ties existing-home property standards to HUD's handbook requirements, so a roof is generally judged much like an FHA roof. We could not retrieve the current USDA chapter to quote it directly; ask your lender how it is applying the standard. | USDA HB-1-3555, Chapter 12 |
Lender rules are about protecting the collateral, not about whether you'll love the roof. They set a floor, and a roof can clear it and still need replacement in a few years. The appraiser is also not a roofer: FHA and VA both expect the appraiser to observe and report, and to call in a professional when something looks wrong.
What the rules mean in practice: with FHA and VA buyers, a roof with active leaks, obvious failure, or very little life left can hold up the loan until it is repaired or a roofer's inspection clears it. Sellers who expect government-backed buyers sometimes get ahead of this with a pre-listing roof inspection. Conventional buyers have more flexibility, but an appraiser who sees serious roof damage can still rate the property C6 and require repairs.
Repair escrows: FHA lets a lender set up a repair completion escrow for repairs that can't be finished before closing, provided the house is habitable and safe at closing (Handbook 4000.1, "Repair Completion Escrow Requirements"). Whether your particular lender will do one for a roof in January, and on what terms, is a lender decision. Conventional and other programs have their own rules. Ask early.
Also note that a lender's appraisal requirement and an insurer's underwriting are separate hurdles. A roof can satisfy the appraiser and still cause an insurance problem, or the other way around.
What a “Roof Certification” Really Is
You may hear that a buyer, lender or insurer wants a "roof certification." There is no Michigan statute, licensing rule, or national standard that defines what that document must say. It is a roofing contractor's written statement about a roof's condition, and sometimes a limited promise about it, on whatever terms that contractor chooses.
In practice, certifications fall into two types. The first is a condition letter: the roofer inspected on a certain date and states the roof is free of visible leaks and has an estimated remaining life of some number of years. The second is a certification with a guarantee: the roofer (often after making repairs) agrees to fix leaks for a limited term, commonly somewhere between one and a few years, subject to exclusions.
The national home inspection standards are explicit that inspectors are not required to "warrant or certify the roof," so this is a roofer's product, not an inspector's.
Before you rely on a roof certification, check
- Who is issuing it, their Michigan license, and their insurance.
- The inspection date and method: walked, drone, from a ladder.
- Exactly what is covered: leaks only, or materials too? Is interior damage covered? Usually not.
- The term, and whether it transfers to the buyer.
- Exclusions: storms, hail, wind above a stated speed, ice dams, foot traffic, other trades' work, lack of maintenance.
- What repairs were done to earn the certification, with invoices.
- Who you call and how fast they respond if it leaks.
Insuring a House With an Older Roof
Insurance has become one of the biggest roof issues in home sales. Insurers price and underwrite partly on roof age, material and condition, and some are stricter with older roofs than they used to be. The rules differ by company and change over time, so treat what follows as the kinds of things you may run into, not rules that apply to every policy.
Roof age limits: some insurers won't write a new policy on a house with a roof over a certain age, or will only write it with conditions. The age thresholds vary by insurer and by roof material.
Actual cash value (ACV) roof coverage: many policies pay replacement cost for the house but settle roof claims differently once the roof passes a certain age, either at actual cash value (replacement cost minus depreciation) or under a roof payment schedule that pays a shrinking percentage as the roof ages. On a 20-year-old roof, that can be a large difference after a hailstorm. Read the declarations page and endorsements; don't assume.
Michigan-specific protection: in July 2024 Michigan's Department of Insurance and Financial Services (DIFS) announced a bulletin, effective the following January, barring insurers from depreciating labor in their standard definitions of actual cash value. Insurers can still offer an optional endorsement that depreciates labor in exchange for a lower premium, so check whether your policy includes one.
Eligibility: under Michigan law as summarized in DIFS's homeowners insurance guide, an eligible person can't be denied home insurance solely because of the age of the house, its location, or the type of neighborhood. But an insurer can find a home ineligible if it "has a physical condition which presents an extreme likelihood of a significant loss." A roof in very poor condition can fall into that category. People who can't find coverage in the regular market can apply through the Michigan Basic Property Insurance Association (MBPIA) with any licensed agent.
Inspections: insurers may inspect after binding, send someone to photograph the roof, or use aerial imagery. A "four-point inspection" (roof, electrical, plumbing, heating and cooling) is a form most associated with Florida's insurance market. Michigan buyers may be asked for roof photos or an age statement, but a formal four-point report is less common here.
What to do during the inspection period
- Get a binding quote (not just a ballpark) during the inspection period. Tell the agent the roof's age and material honestly.
- Ask directly: Is there a roof age limit? Is roof damage settled at replacement cost, actual cash value, or on a schedule? Is there a separate wind or hail deductible?
- If the quote comes back with conditions, ask what documentation would change it: a recent roof inspection, a repair invoice, photos.
- If the roof will be replaced soon after closing, ask how the policy and premium change once it is.
- For a rental or commercial building, the landlord or commercial policy will have its own roof terms. Ask the same questions.
General information, not insurance advice; your policy language controls. Questions about a Michigan policy can go to your agent or insurer, and then to DIFS at 877-999-6442. For how roof claims work, see insurance roof claims.
Timelines, Winter Closings, and the Attic
Michigan law does not set the length of an inspection contingency. It's whatever your purchase agreement says, and in a competitive market buyers often shorten or waive it. Once the window closes, your leverage on the roof mostly disappears. Plan the roof work backward from that date.
A realistic sequence: home inspection in the first few days, roofing contractor inspection within a day or two of reading the report, insurance quote at the same time, then a written request to the seller with the estimate attached, all before the contingency deadline. If you need more time because the roof can't be seen, ask for an extension in writing before the deadline passes, not after.
Winter closings: when the roof is under snow
Between roughly December and March, a West Michigan roof is often under snow, and ice at the eaves makes ladders risky. Nobody should walk a snow-covered roof, and a drone can't see through snow. Neither national inspection standard requires the inspector to remove snow. The FHA and VA rules both anticipate this: the appraiser must explain why the roof couldn't be viewed and report on what could be seen, including the attic and ceilings.
Winter isn't all bad for roof diagnosis. Icicles and ice dams along the eaves, frost on the underside of the roof deck, and patchy melting over heated areas can reveal ventilation and insulation problems that are invisible in July.
Options when you can't see the roof
- Put extra effort into the attic: staining, frost, damp insulation, rusted nails and daylight tell you a lot even when the roof surface can't be seen.
- Ask for the seller's records: age, invoices, permit, warranty, and any leak history in writing.
- Look at the gutters and downspout outlets for heavy granule piles, and at ceilings and exterior walls below valleys and chimneys for stains.
- Negotiate a post-thaw roof inspection with a remedy: for example, the seller agrees to fix defects found by a certain date, or an escrow holdback funds them. This needs lender approval if money is held, and a clear written agreement either way.
- Ask whether a roofer can safely inspect part of the roof, such as a south slope that melts first, or view it from a lift.
- If the roof is new, a manufacturer warranty registration or a permit final inspection can substitute for seeing it.
The attic: the five-minute check anyone can do
If there's one habit that separates careful buyers from surprised ones, it's looking in the attic. You don't need to be an expert. With a flashlight, from the hatch, look for: dark stains or streaks on the underside of the roof deck, especially around chimneys, vents and valleys; rusty nail tips or frost on nails in winter; damp, matted or discolored insulation; daylight where it shouldn't be; and whether soffit vents are blocked by insulation. Take photos and show them to your inspector or roofer.
What you're seeing, explained: ice dams, mold in the attic, ventilation problems, and how to check for roof damage.
For Agents, Landlords, and Commercial Buyers
Real estate agents
For listing agents, the roof is one of the most common reasons deals renegotiate or fall apart after inspection. A pre-listing inspection, either a full home inspection or just a roof inspection, turns unknowns into known items the seller can fix, disclose or price. Once the seller knows about a problem, it belongs on the disclosure, so talk through that tradeoff with the seller up front.
For buyer's agents, the most useful habits are: flag older roofs at the showing, get the roof age and records requested early, line up a roofer who can respond during the contingency window, and make sure the buyer's insurance quote is done before the contingency expires. If an FHA or VA buyer is involved, raise any obvious roof problems before the appraisal, not after.
Stay in your lane on roof opinions. Agents who tell buyers a roof "has plenty of life left" can create liability for themselves; referring the question to an inspector or roofer and documenting that you did is the safer practice. This is general information, not legal advice; your broker and attorney set the rules for your practice.
Landlords and rental investors
Buying a rental changes the math. Michigan law requires residential landlords to keep the premises "fit for the use intended" and "in reasonable repair" during the lease, and to comply with state and local health and safety laws (MCL 554.139). A leaking roof in an occupied unit isn't a project you can put off until next season. Some Michigan cities also run rental registration or inspection programs, so check with the city before closing.
For tax purposes, the IRS treats a new roof on a rental as an improvement that is capitalized and depreciated, not deducted as a repair in the year paid; IRS Publication 527 lists "new roof" among its examples of improvements, and residential rental property is depreciated over 27.5 years under the general system. Smaller repairs can be deductible. Talk to a tax professional about your situation; this is general information, not tax advice.
Practically: get the roof inspected by a roofer before you buy, build a capital reserve for the next replacement based on remaining life, and treat multi-family roofs, low-slope sections, and flat roofs over additions as separate items with their own lifespans.
Commercial property due diligence
Michigan's seller disclosure statute applies only to properties with one to four residential units. Commercial buildings and larger apartment buildings trade mostly on contract terms and the buyer's own due diligence, so the roof is the buyer's job to investigate.
The standard framework is a property condition assessment (PCA) following ASTM E2018 (current edition E2018-24), "Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process." A consultant does a walk-through survey of the building systems, typically including the roof, reviews documents and interviews people who know the building, and writes a property condition report with opinions of the cost to fix observed deficiencies. The standard says a PCA is not technically exhaustive, and lenders commonly use the report for immediate repairs and a schedule of capital reserves.
Because a baseline PCA is a walk-through, it's often worth adding a dedicated roof survey for a building with a large or aging roof: core samples to identify the layers and check for wet insulation, infrared or other moisture scans on low-slope roofs, a review of the roof warranty and its maintenance requirements, and a remaining-useful-life estimate with replacement or restoration costs. On many commercial roofs, restoration with a coating system or recovering (where code allows) is an option to price alongside replacement.
Ask the seller for roof warranties (and whether they transfer), leak logs, maintenance records and past repair invoices. A manufacturer's commercial roof warranty often requires documented maintenance and an inspection or fee to transfer. Our commercial roof cost and flat roof systems pages have more on commercial roof types.
Related: commercial roof cost, flat roof systems, and roof coatings.
Roof Warning Signs and What They Mean at the Table
"Negotiation weight" is a rough guide to how much a finding usually matters, not a rule. Local market conditions, the list price, and what was already disclosed all change it.
| Warning sign | What it may mean | Typical negotiation weight |
|---|---|---|
| Active leak, wet stain, dripping in attic | Water is getting in now. Could be a small flashing repair or a failed roof. | High. Get a roofer's diagnosis and price. Seller repair or credit is reasonable; lender may require repair. |
| Soft or spongy areas, sagging between rafters | Decking or framing damage from long-term moisture, or structural issue. | High. Needs a roofer and possibly a structural look. Can stop an FHA or VA loan. |
| Two or more layers of shingles | Next roof must be a full tear-off. Hidden decking condition. | Moderate. Price the extra tear-off and possible deck repair into the replacement estimate. |
| Widespread curling, cracking, missing granules | Roof is near the end of its life. | Moderate to high, depending on price and market. Supports a price or credit discussion if not already priced in. |
| Missing or creased shingles after wind | Storm damage, possibly an insurance claim for the current owner. | Moderate. Ask whether a claim was filed and the work done. Repair before closing is common. |
| Hail bruising, dented vents or gutters | Possible hail damage. Insurance claim may be open or possible for the current owner. | Moderate to high. Ask about claims. Get a roofer or adjuster's opinion; timing of claims matters. |
| Staining around chimney, skylight or vent | Flashing or boot failure, sometimes old and repaired. | Low to moderate. Often a repair. Ask for records. |
| Ice dams, heavy icicles, frost in attic | Ventilation or insulation problem. | Moderate. Price the ventilation and insulation fix; it also protects the next roof. |
| Moss or algae streaks | Moss holds moisture and can lift shingles; dark algae streaks are mostly cosmetic. | Low. Cleaning or treatment; check for damage underneath moss. |
| Patched areas with mismatched shingles, lots of caulk or tar | Repeated repairs, possibly chasing a leak that was never fixed properly. | Moderate. Ask for the repair history and have a roofer look closely. |
| Low-slope or flat section with ponding water | Drainage or membrane problem. Different material, different lifespan. | Moderate. Get it priced separately from the main roof. |
Roof Checklists for Sellers, Buyers, and Agents
Sellers
- Find the roof's age, invoices, permit, and both warranties.
- Decide on repair, replace, price in, or credit before listing, ideally with a roofer's written opinion.
- Answer the disclosure's roof questions from your actual knowledge; explain repaired leaks and storm claims in writing.
- Update the disclosure if anything changes before closing.
- Put warranty transfer steps and copies in the listing packet.
- If you agree to repairs, use a licensed contractor, pull a permit if required, and hand over receipts and warranties.
- Keep the roof safe for inspectors: don't lock the attic hatch or bury it under storage.
Buyers
- Ask for roof age, records and warranties as soon as your offer is accepted.
- Confirm how the inspector viewed the roof, and look at the attic yourself.
- Add a roofer's inspection if the roof is older, complicated, or the report hedges.
- Get a binding insurance quote during the inspection period and ask about roof settlement terms.
- Know your loan's roof rules (FHA, VA, conventional, USDA) and tell your lender early if the roof may be an issue.
- Make any roof request in writing with an estimate and photos, before the contingency ends.
- If snow blocks the roof, negotiate a post-thaw inspection or holdback before the deadline.
- After closing, file the warranty transfer and schedule a first-year roof check.
Agents
- Ask the seller for roof age and records at listing; suggest a pre-listing roof inspection on older roofs.
- Flag FHA/VA roof issues before the appraisal.
- Keep a short list of inspectors (ask about roof methods) and roofers who can respond quickly.
- Build roof inspection and insurance quote dates into the contingency timeline.
- Write repair addenda with scope, licensed contractor, permit, warranty transfer and re-inspection.
- In winter, address snow-covered roofs in the contract, not in a phone call.
- Refer roof life and condition questions to professionals and document that you did.
Roof Questions in a Home Sale
Do I have to disclose a roof leak that was repaired when I sell in Michigan?
Michigan's seller disclosure form asks "Roof: Leaks?" without limiting it to current leaks. Many sellers disclose repaired leaks with the date, what was done, and the invoice, which is generally safer than a bare "no" and tends to reassure buyers. The Act requires disclosures in good faith and does not limit claims for fraud or misrepresentation. For advice on your specific situation, talk to a Michigan real estate attorney; this is general information, not legal advice.
What happens if the seller doesn't give me a disclosure statement?
The form itself states that failing to provide a signed disclosure statement lets the buyer terminate an otherwise binding purchase agreement. If a disclosure or amendment is delivered after the purchase agreement is signed, the buyer can terminate by written notice within 72 hours of in-person delivery or 120 hours of delivery by registered mail, until the deed or land contract transfers (MCL 565.954). Some transfers, such as foreclosures, many estate sales by nonoccupant fiduciaries, and transfers to family members, are exempt.
Will my home inspector get on the roof?
Maybe. InterNACHI's standards say the inspector inspects from ground level or the eaves and is not required to walk on any roof surface. ASHI's standard requires the inspector to describe the method used. Many inspectors walk roofs that are safe, many use drones, and some use binoculars. Ask before you book, and read the method in the report.
Can I get an FHA loan on a house with an old roof?
Age alone doesn't disqualify it. The FHA appraiser must flag a roof that doesn't keep out moisture or doesn't have at least two years of remaining physical life, and in that case make the appraisal subject to inspection by a professional roofer (HUD Handbook 4000.1). An older roof that is intact and has a few years left can pass; a leaking or worn-out one usually needs repair or replacement first.
Does a VA loan require a new roof?
No. VA's minimum property requirements say the roof covering must prevent moisture from entering and provide reasonable future utility, durability and economy of maintenance. If a defective roof with three or more layers has to be replaced, all old shingles must come off first. The appraiser isn't required to climb onto the roof and must explain how condition was determined if the roof can't be seen.
What is a roof certification and how long does it last?
It's a roofing contractor's written statement about a roof's condition, sometimes with a limited promise to fix leaks. Michigan has no legal standard for it, so the term, coverage and exclusions are whatever the document says. Terms commonly run from one to a few years. Read what's covered and whether it transfers.
Do roof warranties transfer to the buyer?
Sometimes, and rarely automatically. Manufacturer warranties often allow a transfer with written notice within a set period, sometimes with a fee or reduced coverage. Contractor workmanship warranties depend entirely on the contractor's document. Get both documents and follow their transfer steps around closing.
Should I ask for a credit or a lower price for an old roof?
It depends on your loan and your cash. A price reduction lowers the loan amount; a seller credit can free up your cash but is capped and restricted by loan programs. Seller repairs make sense when the lender or insurer needs the work done before closing. Your agent and lender can tell you which structure works for your loan.
Can a snow-covered roof be inspected?
Not properly. Neither national home inspection standard requires the inspector to remove snow. You can still inspect the attic, review records, and look for signs like ice dams and ceiling stains. Many buyers negotiate a post-thaw roof inspection with an agreed remedy or an escrow holdback, if the lender allows it.
Will an old roof affect my homeowners insurance?
It can. Some insurers limit coverage for older roofs, settle roof claims at actual cash value or on a payment schedule, or require an inspection. In Michigan, insurers can't depreciate labor in their standard actual cash value definitions under a DIFS bulletin effective in 2025, unless you chose an optional endorsement. Get a binding quote during your inspection period.
Do commercial buildings in Michigan come with a seller disclosure?
Michigan's Seller Disclosure Act covers only one- to four-unit residential property. Commercial buyers usually rely on contract terms and their own due diligence, often a property condition assessment following ASTM E2018 plus a dedicated roof survey for larger or older roofs.
A second opinion
Buying or selling in West Michigan and want another set of eyes on the roof?
We're happy to take a look, whether you're a seller deciding what to fix, a buyer inside a contingency window, or an agent who needs a straight answer with photos. Call or text (616) 840-1927 or schedule a roof inspection.
What This Page Cites
- Michigan Seller Disclosure Act, 1993 PA 92, MCL 565.951 to 565.966, especially 565.952 (scope), 565.953 (exemptions), 565.954 (timing and termination), 565.955 (liability), 565.956 (unknown information), 565.957 (the form), 565.960 (good faith), 565.961: legislature.mi.gov/Laws/MCL?objectName=mcl-565-957
- HUD Handbook 4000.1, FHA Single Family Housing Policy Handbook, Update 18 (last revised Aug. 12, 2026), II.D.3 "Roof Covering," "Inspection by a Qualified Individual or Entity," Repair Completion Escrow Requirements, and 203(k) Consultant 35 Point Checklist: hud.gov/hud-partners/single-family-handbook-4000-1
- VA Pamphlet 26-7, Lenders Handbook, Chapter 12 "Minimum Property Requirements," topics 26 (Roof Covering) and 27 (Attics): benefits.va.gov/WARMS/pam26_7.asp
- Fannie Mae Selling Guide B4-1.3-06, Property Condition and Quality of Construction of the Improvements (June 4, 2025): selling-guide.fanniemae.com/sel/b4-1.3-06
- USDA Rural Development HB-1-3555, Chapter 12, Property and Appraisal Requirements: rd.usda.gov/resources/directives/handbooks
- ASHI Standard of Practice for Home Inspection, section 5 (Roofing) and General Limitations and Exclusions: homeinspector.org/resources/standard-of-practice/
- InterNACHI Home Inspection Standards of Practice, sections 3.1 (Roof) and 3.9 (Attic, Insulation and Ventilation): nachi.org/sop.htm
- ASHI, Home Inspection Requirements for Michigan (no state regulation of home inspectors): homeinspector.org/State-Regulations/Michigan
- ASTM E2018-24, Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process: store.astm.org/e2018-24.html
- Michigan DIFS, press release on labor depreciation bulletin (July 3, 2024): michigan.gov/difs/news-and-outreach/press-releases/2024/07/03
- Michigan DIFS, Your Guide to Homeowners Insurance (eligibility, MBPIA): michigan.gov/difs
- Michigan residential lease covenants, MCL 554.139: legislature.mi.gov/Laws/MCL?objectName=mcl-554-139
- IRS Publication 527, Residential Rental Property (2025), Table 1-1 examples of improvements and 27.5-year recovery period: irs.gov/publications/p527
- 2015 Michigan Residential Code, section R908.3.1.1 (roof recover limits)
- FAA, Part 107 small unmanned aircraft rules for commercial drone operation: faa.gov/uas/commercial_operators
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