Zillow Advice: Buying Process - Renegotiation contract after inspection http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ Zillow Advice | Zillow Real Estate Putting on a second layer ... http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ Putting on a second layer is an acceptable way of replacing the roof - however only 2 layers are allowed so when the roof needs to be repaired in the future, it will probably cost more because they will have to remove 2 layers. &nbsp;The preferred method is to remove shingles &amp; lay down a new single layer.<br/><br/>He should be able to produce permits because even if he did the work himself, he should have obtained a permit. &nbsp;I suspect though that maybe he did not.<br/><br/>It's perfectly reasonable to ask for a price reduction based on this information as a new second layer is not the same as a new roof and some of it is older than you thought. &nbsp;Plus, it sounds like the workmanship may not have been up to par according to what your home inspector said.<br/><br/>As others have stated, it does not hurt to ask. &nbsp;The Seller may or may not be willing to give you something. &nbsp;In the mean time, you can decide whether or not you want to move forward if he says no.&nbsp;<br/>&nbsp; Mon, 04 Feb 2013 20:03:00 GMT http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ 2013-02-04T20:03:00Z Phew...&nbsp;Bernard, &nbsp;to ... http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ Phew...&nbsp;<br/><br/>Bernard, &nbsp;to my comfort, the seller didn't build the house himself , otherwise seeing what he did to the garage, I would have definitely backed out.&nbsp;<br/>According to the inspector ( he spent three hours inspecting) , whatever was there originally is sound and solid, and whatever the seller did is screaming for attention ... luckily, his most work is the conversion of the garage, which interestingly, is never signed off by the town inspector office ( permit was obtained in 2000) . &nbsp;<br/><br/>With that said, it's probably a good thing he just put on a second layer on the roof instead of an overhaul replacement.&nbsp;<br/><br/>I just don't understand how he got his&nbsp;license and feel awful for whoever hires him .&nbsp;&nbsp; Tue, 05 Feb 2013 16:33:00 GMT http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ 2013-02-05T16:33:00Z I have had a number of transactions ... http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ I have had a number of transactions where contractors are selling their own homes and it is extremely common to see work done not to code and without permits. I really would see this roof issue and the other items you mention as a big red flag and walk away from it. Who knows what other problems may arise once you move in? Tue, 05 Feb 2013 16:18:00 GMT http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ 2013-02-05T16:18:00Z I really appreciate everyone's ... http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ I really appreciate everyone's input here. The inspector will take another look at the roof . If he concludes the work is defective and needs immediate attention, then I will have one or two roofers to take a closer look , assessing the potential cost ..etc. and ask for a price deduction or repair credit-- just to see what the response would be. But if the inspector concludes the roof isn't immediate concern, then I will just move forward with the original offer.<br/><br/>Phew... it's exhausting ... I&nbsp;absolutely&nbsp;have a new appreciation for real estate agents' job now. I feel overwhelmed just dealing with my own purchase and you have to deal with so many more...thank you , truly. &nbsp;<br/><br/>And &nbsp;thank all of you for not passing judgment.&nbsp;<br/> Tue, 05 Feb 2013 02:53:00 GMT http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ 2013-02-05T02:53:00Z I would get at least two ... http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ <p>I would get at least two roofers out to the property to assess the roof and give you quotes. More often than not, I find that a general home inspector is not very&nbsp;accurate on their&nbsp;assessment of the roof. They are not experts and it sounds like a lot of questionable work has been done on the roof and I would want to&nbsp;understand exactly what's going on. You should be able to get someone out there to give you a free quote. And I mentioned getting two roofers&nbsp;so that you can compare pricing. At the very least, this will give you better information and will help you determine what the next best steps are.&nbsp;<br/>If you find out that the roof is in worse shape than you thought and worse than what the seller represented, you should definitely renegotiate on pricing or ask for a credit for repairs. Sometimes you will be surprised by what you can get out of the seller and you won't know until you ask. And it's possible that the seller is trying to convince you that he's not in a good financial position just so that you won't ask for anything.<br/>If it looks like the roof is good to go for several years, then you can feel comfortable with moving forward with the deal. And if a roofer tells you that you will need a new roof soon, then at least you can prepare yourself for the expense if the seller&nbsp;refuses to credit you for the work.&nbsp;</p> Tue, 05 Feb 2013 02:15:00 GMT http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ 2013-02-05T02:15:00Z If you submit your bid for ... http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ If you submit your bid for the home based on the seller disclosure that the roof was replaced 5 years ago, and the home inspection shows that it was patched over with a new layer.&nbsp;&nbsp; This is just a temporary fix, possibly last 2 to 5 years depend on whether it was done right or not.&nbsp; Obviously, the seller has&nbsp; misrepresented a material fact that might influence your decision to purchase.&nbsp; <br/><br/>You have 2 options in this case:<br/><br/>1.&nbsp; Go back to seller to re-negotiate the price, but make sure to provide seller with inspection report and any other facts to justify price reduction. Hopefully seller is motivate and reasonable to enough to work with you.&nbsp; Since they are willing to pay for your closing costs.&nbsp; They may or may not be willing to a price reduction.&nbsp; <br/><br/>2.&nbsp; Assuming you really like the home, I would recommend getting a roof certification from a licensed roofing company, depend on what state, city you are in.&nbsp; It cost about $150 to $200 here in San Gabriel Valley.&nbsp; The roof cert will tell you the conditions, and the remaining life of the roof.&nbsp; You can also use this roof cert along with the home inspection report to re-negotiate with the seller.&nbsp;&nbsp; <br/><br/>If seller is not willing to budge on price reduction, then you have to make a decision whether to move forward or not.<br/><br/> Mon, 04 Feb 2013 22:48:00 GMT http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ 2013-02-04T22:48:00Z Just a note on 2 layers of ... http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ <p>Just a note on 2 layers of shingles vs 1 and not so much how you should proceed with negotiation as that really is something you should discuss with your agent.<br/><br/>From a contractor friend:<br/>2 layers are&nbsp;allowed but is not optimal and may reduce the life of the shingles because of the increased heat build up.&nbsp; Also, if the second layer roof was not put on right, finding and fixing future leaks will be a hassle.<br/>Two&nbsp;layers adds extra weight that the truss design may not be designed to bear.&nbsp; Also, longer nails should be used when installing a second layer?<br/><br/>Sounds like you like the property&nbsp;quite a bit&nbsp;and I hope whatever decision you make ends up being the right one!&nbsp; Good Luck!</p> Mon, 04 Feb 2013 21:57:00 GMT http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ 2013-02-04T21:57:00Z Thank you Christine, that's ... http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ Thank you Christine, that's very helpful. Double checked with the town inspector office -- he didn't produce a permit for the work.&nbsp; Mon, 04 Feb 2013 20:58:00 GMT http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ 2013-02-04T20:58:00Z Thank you all. The seller ... http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ Thank you all. The seller is a contractor himself. His reply was he did the work himself --he added &nbsp;a second layer of shingles to the existing layer. The back half was done 7-8years ago, and the front half was done five years ago. He didn't have any paper work to show that. &nbsp;Nevertheless, the disclosure states the roof was replaced within last five years. I am pure amature with things like these so excuse my ignorance -- is it the same thing replacing the roof vs. adding a second layer to the existing layer?&nbsp;<br/><br/>&nbsp;Based on the inspector , the roof looked a lot older, he didn't see a lot of new nails that would otherwise happen with new roof replacement from inside of the attic. &nbsp;It is visible that the roof ridge vent is bent , and a piece of siding on the edge is off.&nbsp;<br/><br/>I am bit concerned the quality of the work the seller did as he also had his garage converted to family room and some other work --- hanging wires, gas pipes that should not be there, reverse outlets, trweaks on furnace that the inspector said could be potential safetey&nbsp;hazard&nbsp;, mis installed sump pump ...etc.&nbsp;<br/><br/>My buyer agent didn't think it ( roof ) is a good enough discrepency to ask for a price reduction especially the seller seems to be scraping money.&nbsp;<br/><br/>I can walk away without losing the deposit, but I do want the property. So I think I will try to negotiate , worst scenario, I proceed with the agreed upon terms.&nbsp;<br/> Mon, 04 Feb 2013 19:41:00 GMT http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ 2013-02-04T19:41:00Z If the seller misled you ... http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ If the seller misled you about the roof, I would look at the whole house in a different light. You should be able to get a good portion of the roof cost back, seeing most roofs last from 15 -20 yrs. depending on the quality of the product and you stated the home inspector said it looked like it was 20yrs. old. If you &nbsp;still want the house and the seller has limited funds, you might have to settle for a small decrease in the asking price. The seller should be able to put you in touch with the contractor that did the job, this is if &nbsp;he says he doesn't have the receipt. This would help you later on, if you walk from the deal and he doesn't give you your deposit back.<br/>Good luck Mon, 04 Feb 2013 19:18:00 GMT http://www.zillow.com/advice-thread/Renegotiation-contract-after-inspection/477191/ 2013-02-04T19:18:00Z