Asking the seller to replace a roof, HVAC or water heater

Can you ask the seller to replace the roof, HVAC or water heater?

Yes. Put it in writing, tie it to the inspector's words, and back it with a licensed contractor's written bid. Then ask for the replacement, a credit or a lower price for that amount. If the report only describes a repair, like one bad slope or a failed part, ask for the repair, not a new system.

Key takeaways

• Send a contractor's written bid, not a national average. Averages only tell you whether the bid is in the normal range.
• An old roof that isn't leaking is a weaker ask than one that is.
• If the seller does the work, get the invoice, the permit and the warranty before closing.

Does the report call for a repair or a replacement?

Go by the inspector's words, not the system's age. Lifted shingles on one slope, a failed capacitor or a corroded fitting is a repair line. Replacement talk starts when the report says the system leaks, doesn't work, or is near the end of its life.

Two things can't wait for the negotiation. If you smell gas, leave the area, call 911 or the gas utility from well away from the house, then have a licensed professional find the source. A cracked furnace heat exchanger is "a serious safety risk", says furnace maker Lennox, because "cracks can leak carbon monoxide." Lennox says to shut the furnace off and call an HVAC (heating, ventilation and air conditioning) professional.

Age tells you when to expect a replacement. The International Association of Certified Home Inspectors (InterNACHI) life expectancy chart gives 3-tab asphalt shingles 20 years and architectural shingles 30. It gives a conventional water heater 6 to 12 years, a central air conditioner 7 to 15, and a furnace 15 to 25.

The wording matters because repairs cost far less. Roof repairs average $1,150, and localized damage on a roof with 10 or more years left may be worth repairing. The average HVAC repair runs $775. If your report sorts findings by severity, start with its labels; see major vs. minor findings on an inspection report.

What does each replacement cost?

Most homeowners pay $5,902 to $13,376 for a full roof replacement. Size drives most of that: $4 to $11 per square foot, averaging about $7. Tear-off and disposal add $1,500 to $4,500. Most municipalities require a permit for a roof replacement, and permits run $100 to $1,400.

A water heater usually runs $882 to $1,826, depending on the type. A full HVAC system replacement averages $8,209, and the right size comes from a contractor's load calculation.

Example only: a made-up report with three findings, priced at the national averages above, with the low end of tear-off ($1,500) and permit ($100) added to the roof. Your bids will differ.

The four lines add up to $20,765, and the two roof lines to $11,209. In this example, a $10,000 offer from the seller wouldn't cover the roof alone, and would leave $10,765 of the total on you.

Averages can't price your house. A roofer's on-roof measurement, an HVAC contractor's load calculation and a plumber's written quote can. Kept prices most lines of an inspection report for $79, usually under 4 hours, and marks the ones that need a contractor's quote. That puts numbers on the rest of your list while the bids come in. Its method is published.

How much does it cost to replace a roof on a 4,000-square-foot house?

Roofs are priced by roof area, which depends on the footprint, not the floor area. HomeAdvisor puts roof size at roughly 1.1 to 1.2 times the house's footprint. As an example at the $7 average, before tear-off: a one-story 4,000-square-foot house has about 4,400 to 4,800 square feet of roof, or $30,800 to $33,600. On two equal stories the roof is about 2,200 to 2,400 square feet, or $15,400 to $16,800. Slate, clay tile and standing seam metal can cost up to $40 a square foot or more, so get a roofer's measurement.

How do you word the ask?

Put the finding, the report page, the scope and the dollar figure on one line, and attach the bid. The American Society of Home Inspectors (ASHI) calls "fix roof prior to closing" too vague. Its better version names the problem, points to the report and asks for a licensed contractor with permits pulled. Fill in this shape:

Replace the [roof / furnace and air conditioner / water heater] described on page [#] of the inspection report as "[inspector's words]." Cost per the attached written bid from [contractor]: $[amount]. Work by a licensed contractor with permits pulled; invoice, permit and warranty to the buyer before closing.

The buyer repair request letter template has the full letter. If these are three of many findings, sort them first with what to ask for after a home inspection.

Should you ask for the replacement, a credit or a price cut?

• Ask for the replacement if you want it done before you move in and are fine with the seller's choice of contractor and equipment.
• Ask for a credit if you'd rather pick the roofer or the HVAC model yourself after closing.
• Ask for a price cut if the seller won't put cash toward closing but will move on price.

For how the three compare on your loan and your cash, see repairs vs. credit vs. price reduction.

What if the seller says no?

Try another lever with the same bid behind it. If the seller won't replace the roof, ask for a credit or a price cut that covers part of the bid. If the priced total is more than you can absorb and the seller won't move, read when to walk away after a home inspection.

Your contract sets the deadline, your right to cancel and what happens to your earnest money, so confirm all three with your agent.

Is it reasonable to ask the seller to replace an old roof?

Yes, when the report says it leaks or is at the end of its life and a bid backs the number. ASHI calls an old roof that isn't leaking "serviceable" and a leaking one "a failure." A roof with one bad slope gets a repair request, not a new roof. Either way, put a written bid or a priced line behind it.

What if the appraiser flags the same item?

Tell your loan officer and your agent the same day. For who covers a repair the appraiser requires, see who pays for appraisal-required repairs.

If your window is closing and you need a real number behind your roof, HVAC or water heater ask, upload your inspection report to Kept.

Sources

• American Society of Home Inspectors, "Tips on Negotiating Repairs After a Home Inspection"
• InterNACHI, "Standard Estimated Life Expectancy Chart for Homes"
• PHMSA, "Recognizing and Responding to Pipeline Emergencies"
• Lennox, "Furnace Cracked Heat Exchanger"
• HomeAdvisor, "How Much Does Roof Replacement Cost?"
• HomeAdvisor, "How Much Does a Water Heater Replacement Cost?"
• This Old House, "HVAC Replacement Cost"
• Fixr, "Roof Replacement Cost"