As someone who is currently in the position of buyer and seller, I will give my two cents. The roof on the house we are selling needs repair............it could probably go another year or two, but we are getting it done, b/c our realtor said the latest "trick" by insurance companies is to cancel insurance based on the condition of the roof as they see it (usually ground level) We are doing it next week (hopefully) since our roofer had weather delays and we are close to last on his list. We do not want the buyers to come back to us and say they were denied insurance..............The insurance industry is denying people for any reason possible now b/c they don't want to pay settlements. My friend had her insurance company cancel her this year b/c her house needed PAINTING! It was in pretty good shape but peeling in a couple spots. A friend of a friend had a legitimate roof repair on her garage when a storm damaged it. The agent agreed........and noticed a dog dish in the backyard. He said, "what kind of dog do you have?" She said a rottweiler....................they paid on the roof and dropped her for having a 'dangerous dog' - when the dog did nothing. It is crazy right now with insurance. I am purchasing a house that is 174 years old - it is hard to get insurance simply based on the age of the house - not the condition, and they don't consider it is probably better built than newer houses.Kirk said:Just got a letter from the insurance company and it seems they are rejecting my application for homeowners coverage. I just bought the house a month and a half ago. I will still be covered until Dec 26 and then they will issue a refund (pro-rated of course). It seems that the underwriters didnt like the age/deterioration of the roof.
I need to call the agent monday (he did call me friday and give me a heads up, he has been a good agent for us for several years handling our auto insurance) and find out if they will continue insurance if I get a new roof on. Otherwise I have to go into a state insurance pool which will more than double the cost of my insurance.
The roof has no leaks or missing shingles.
My question is will I be better off paying for the higher insurance until spring or putting the roof on now? The roofing materials will cost $950 and the higher insurance will run an extra $550 a year but would would only have it half a year. My concern is that putting a roof on now is that the shingles wouldn't have any hot days to stick themselves together and could blow off easier this winter.
The cost of labor isnt an issue since my best freind is a contractor and willing to come help me for free. Of course he might be too busy in the spring.
My friend who was dropped b/c of the painting - she showed them a contract for having the painting done in a couple months and they reinstated her on the condition that the contract was upheld. If you don't want to do the roof now, that might be a good option if your insurance company will go for it. Good Luck.