Is $9,000 to replace entire roof a fair price?
Project Details
We are under contract for a house and have been given mixed information about the roof condition. Our home inspector notes that there are sections of roof that are "springy", which is possibly indicative of structural damage that would need repair to replace the roof plywood decking, underlayment, and shingles. The seller’s disclosure notes that there has been repair to some of the decking already and new shingles have been installed across the entire roof. However, they did not install a starter row, and the gutters are not graded well, so our roof warranty from CertainTeed will likely not apply. Additionally, we noticed that insulation is installed upside down in the attic, which may contribute to humidity problems and exacerbate the deterioration of the remaining plywood. There is a ridge vent and gable vents, but no soffit vents. We have been told that we are unlikely to get seller credits or repairs for the roof since like-for-like replacement of damaged components has already been done. Our question is if this level of repair is suitable to keep our roof functioning, or does closing on this house mean we will inevitably be footing the bill for an entire roof replacement in the next year or less?
Quote Details
This quote is for an entire roof replacement due to multiple issues identified during a home inspection and homeowner observation. The existing roof shows signs of structural and installation defects that may compromise its functionality and warranty. - Noticeable wave in the roof - Sections of the roof are "springy", indicating possible structural damage to the plywood decking - Previous repairs by the seller did not include a starter row for shingles - Gutters are not graded well, potentially voiding the CertainTeed roof warranty - Insulation in the attic is installed upside down, which may contribute to humidity problems and plywood deterioration - Inadequate ventilation: presence of ridge and gable vents but no soffit vents - The replacement would involve addressing structural damage, replacing plywood decking, underlayment, and shingles
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More Details
Category
Roofing
Price
$9,000
Quote Date
February 2, 2026
Location
Maryland
Roof material
Asphalt shingles
Tearoff included?
No
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