Inspection Flagged the Roof?
Get Your Number.
See what the roof replacement actually costs before you negotiate. Free satellite estimate in about a minute -- use it in your offer.
The Roof Does Not Have to Kill the Deal
Once you know the real number, you have three clear paths forward.
Negotiate the Price Down
Get a written estimate and present it to the seller. Ask for a credit or price reduction equal to the roof cost. This is the most common approach and keeps the deal moving.
Replace Before Closing
If the seller agrees to replace the roof before closing day, a clear estimate helps everyone plan. Most replacements take 1-3 days of work once started.
Budget and Buy Anyway
If the price is right and you want the house, knowing the real roof cost lets you budget accurately. No surprises after move-in. Plan the replacement on your timeline.
Takes 60 seconds. Free. No commitment.
What Home Buyers Need to Know
1 Why does roof age matter more than ever?
Many insurance carriers in Illinois are reluctant to issue new policies on homes with older roofs, often those over 15-20 years old. This is not a law -- it is a business decision by insurers. If you cannot get insurance, you cannot get a mortgage. If you cannot get a mortgage, the deal dies. Knowing the roof's true condition and replacement cost gives you real negotiating power.
2 Should I ask the seller to replace the roof?
You can, but most sellers will not agree to a full replacement. What often works better: get a written estimate and use it as a negotiation tool. Ask for a price reduction equal to the roof cost, or ask the seller to escrow funds for replacement after closing.
3 What does a roof replacement actually cost?
For most homes in the Rockford area, a complete asphalt shingle roof replacement runs $8,000-$15,000 depending on size, pitch, and materials. Metal roofing runs higher. Our free estimate tool gives you a preliminary range in about a minute -- use it to understand the real numbers before your next negotiation. Final pricing is confirmed after an on-site inspection.
4 How long does a roof replacement take?
A standard residential replacement usually takes 1-3 days of work once it starts, weather permitting. If you are working against a closing date, tell us when you reach out so we can talk through what is realistic.
5 What should a roof estimate tell me?
A useful estimate covers the roof's condition, its estimated remaining life, and what a repair or replacement would cost. That information is valuable for negotiation and for your insurance application. Start with a free estimate and we'll be in touch.
Do Not Lose the House Over the Roof
Get a preliminary number in about a minute. Use it to negotiate, budget, or decide. No commitment. No pressure.
Roofing work is performed only by properly licensed and insured contractors.