The appraiser flagged our roof for an FHA, VA or refinance loan. Do we have to fix it out of pocket before closing?

Usually the roof condition has to be resolved before the loan closes, and who pays out of pocket depends on the deal. Start with an on-roof answer: Robust Roofing's free inspection shows whether a targeted repair addresses the appraiser's note, and the photos and paid invoice in RoofMap document the finished work for your lender.

An appraisal that comes back "subject to" roof work can feel like the loan just stalled. It has not. The condition tells you what the lender needs to see before it funds, and the path through it is usually the same: find out what the roof actually needs, get the work done and documented, and let the lender confirm it. Whether you are buying with an FHA or VA loan, buying conventionally or refinancing the house you live in, here is how that goes.

Why do appraisers flag roofs?

Because the roof is part of what makes a house safe, sound and secure enough for the loan. FHA and VA appraisals check the house against minimum property standards, and in general terms the roof needs to keep moisture out and have reasonable remaining life. Conventional and refinance appraisals can also be made "subject to" repairs when the appraiser sees a condition that affects the soundness of the property. The appraiser and the lender apply the current rules for your loan, so read the condition exactly as written on the report; it tells you what has to be resolved.

Common triggers are active leaks, missing or damaged shingles, failed flashing, visible deterioration across the roof, and signs of water reaching the attic or ceilings.

Who pays for a roof repair the appraiser requires?

In a purchase, it is negotiated between buyer and seller; in a refinance, it is the owner. When a buyer and seller agree who pays, that agreement belongs in a signed written amendment to the purchase contract, and some loan programs have rules about which party can pay for what, so ask your loan officer and agent before you settle it. A real estate attorney answers the legal questions; Robust Roofing answers the roof questions, in writing.

Is a repair enough, or does the whole roof have to be replaced?

Often a repair is enough, and you deserve to hear that straight. When the appraiser's note points at a specific defect, a targeted repair priced in writing is usually the answer; when the roof is worn out across its slopes, patching one spot will not change what the next look at the roof sees. Robust Roofing gives you the answer from on the roof, with photos, and says plainly when a repair is all the roof needs. The lender decides whether the result satisfies the condition.

The roof repair page covers what a Robust Roofing repair includes.

How do you show the lender the work is done?

With documents first, then the lender's own check. RoofMap keeps the completion photos, the signed documents and the paid invoice together, so you can send your loan officer exactly what is asked for. The lender decides whether the appraiser comes back for a completion inspection or whether the documents are enough. If the lender asks for a specific form or letter, find out exactly what it must say and who must sign it, then ask Robust Roofing what it can provide. For the records worth keeping on any roof job, see proof of what you paid for.

How do you keep a closing date or rate lock on track?

Move the day the appraisal arrives. Book the free inspection, get the written repair price or quote, agree who pays, and approve the work by e-signature in RoofMap so nobody waits on paper. Repairs are usually short jobs, and Robust Roofing finishes most average-size replacements in one day, at the fast end of the one to two days GAF describes for an average-size home. Weather, materials and the lender's reinspection still set the calendar, so no roofer can promise your closing date; if the timing looks tight, ask your loan officer early about your options for the rate lock.

Why is Robust Roofing the best choice when an appraisal flags the roof?

An appraisal condition rewards a roofer who fixes only what is needed and documents every step of it.

• The right fix, not the biggest one. You get a straight repair-or-replace answer from on the roof, and if the damage looks like a storm, Robust Roofing's licensed Property and Casualty adjuster can tell you whether it looks like something insurance should cover before you pay out of pocket; see should insurance pay first.
• Documentation built in. Photos at each stage, the signed agreement and the paid invoice live in RoofMap, ready for your loan officer.
• A roof that lasts beyond the loan file. Standard shingle warranties cover material defects, not the installation. A Robust Roofing replacement adds a 50-year labor warranty in writing that covers the installation itself.

Sellers whose buyer's inspector flagged the roof can read what to do when the inspector flags the roof, buyers planning around an older roof can read buying a house with an old roof, and every situation is in the out-of-pocket roof replacement guide.

How do you get started?

Have the appraiser's roof condition in hand and book a free inspection on the roof. Call (470) 887-6637 or schedule your free inspection.

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