Age alone is not a repair plan. Water entry and remaining life are.
Signals that push toward replace or large credit
- Active leaks or staining with wet materials
- Multiple slopes with failed flashings
- Soft decking or widespread granule loss with short remaining life called out
Signals that push toward repair
- Localized flashing failure
- A few damaged shingles with otherwise sound covering
- Gutter / downspout issues misread as “roof failure”
Ask for
- Roofer written scope: repair vs replace, with cost bands
- Whether the seller will repair before closing or credit at rate
- Insurance implications if the carrier will re-inspect
Pair the roof ask with Dwellchecker’s capital exposure view so one system does not dominate the whole deal narrative unless it should.