Buyer & Seller Talking Points When the Roof Has to Go
Use this checklist to brief buyers and sellers when the only way to keep the transaction alive is a new roof. Cover cost ceilings, contingencies, scheduling hazards, and client expectations in one conversation.
Start with cost clarity
The fastest way to calm nerves is to put numbers on the table. Use the Realtor Cost Calculator or the quick math below so everyone understands the ceiling—not just the bid on the contract.
Rapid estimate checklist
- 1. Confirm total roof squares (100 sq. ft. = 1 square). Run a measurement report if you don’t already have one.
- 2. Multiply squares by the shingle system your buyer/seller prefers. Our realtor pricing ranges from $400–$460 per square.
- 3. Add decking contingency. Plan on $75 per sheet of plywood with an average of 3.2 sheets per square. That’s ~$240 per square in the worst case (e.g., 30 squares → $7,200 max exposure).
- 4. Review accessories (gutters, skylights, ventilation) and note they can be bundled so there’s one invoice and one closing credit.
Script the conversation
Whether you represent the buyer or the seller, your job is to make the path obvious. Use these talking points as a checklist.
For Buyers
- ☑️ “Here’s the roof cost with all contingencies. Let’s request the seller credit or negotiate dealer pricing through Maverick.”
- ☑️ “If we inherit the roof, we control materials, warranty registration, and scheduling with your move-in date.”
- ☑️ “We’ll keep $240/sq reserved for deck replacement so there’s no panic if the plywood is damaged.”
For Sellers
- ☑️ “New roof paperwork becomes a marketing asset. We’ll showcase materials, warranty, and completion date in the MLS remarks.”
- ☑️ “You’re approving a not-to-exceed number. Anything under goes back to you at closing.”
- ☑️ “Tell us when movers or cleaners are scheduled—roof crews can’t work while people are carrying furniture out of the house.”
Coordinate schedules before signing anything
Roofing is a construction zone. If the homeowner is moving out, staging, or running estate sales, you must build a clean calendar so the crew isn’t working over people or vehicles.
Before install
- • Confirm when movers, cleaners, or junk haulers are onsite.
- • Reserve driveway access for dump trailers and material drops.
- • Relocate pets, vehicles, and patio items 24 hours ahead.
During install
- • No moving trucks, PODs, or furniture crews under active tear-off.
- • Keep residents out of the attic and garage ceiling areas.
- • Provide the roofer with daily access windows and alarm codes if needed.
Communicate this to both parties early: you cannot execute a roof replacement while people are physically moving out. It’s unsafe for the homeowners and slows the crew to a crawl. Schedule move-out either before the tear-off or after final inspection.
Document everything
Keep a shared folder or email thread that tracks scope, invoices, photos, and warranties. When questions pop up at underwriting or final walkthrough, you won’t be scrambling for proof.
- ☑️ Written bid with materials, labor, and contingencies.
- ☑️ Proof of payment or assignment of proceeds so title knows who gets the funds.
- ☑️ Photo log of tear-off, decking repairs, and final roof for buyer confidence.
- ☑️ Manufacturer + workmanship warranty documents scanned to PDF.
Need backup?
Loop us in before the inspection response expires.
We’ll run the measurement, supply an estimate with max contingencies, and coordinate with buyers, sellers, and title so you can move on to appraisal.