Selling a Phoenix home with an older shingle roof

Sooner or later in a sale, someone asks about the roof. Usually it’s the buyer’s inspector first, then the buyer, then everyone at once. On an older asphalt shingle roof in Phoenix, the inspector will probably find something to write down. Desert sun sees to that.

You can’t control what they find. You can control whether you found it first. Here’s how to think about an older shingle roof before the listing goes live.

What buyers and their inspectors tend to look at

Inspectors tend to look for the same signs of aging you can spot yourself. InterNACHI, the inspectors’ association, describes the pattern: “Shingles become more brittle as volatiles, which keep them flexible, dissipate,” and losing them can speed up granule loss (InterNACHI). On a Phoenix roof, that tends to show up as:

• Granules collected in the gutters or at the bottom of the downspouts.
• Faded color, often worst on the south-facing slope. InterNACHI notes south-facing slopes age faster.
• Bare or shiny patches where the granules have worn away.
• Curled, cracked, lifted or missing tabs, especially after monsoon season.
• Stains on ceilings or in the attic that point to a past or current leak.
• The flashing around vents and pipes, and where the roof meets a wall.

None of that is unusual on an older roof in a city that averages 111 days a year at 100°F or above, on 1991 to 2020 normals (NWS Phoenix). The difference is whether it shows up as a surprise in someone else’s report, or as something you already knew about and can explain.

The disclosure paperwork

Sellers generally fill out a disclosure statement, and the roof is usually on it. Expect questions about leaks, past repairs and what you know about the roof’s age. Your agent will have the current form and can walk you through exactly what it asks.

Two practical points. First, answer from records, not memory, wherever you can. Gather what you have: the year the roof went on if you know it, repair invoices, and any storm claims. Second, if the roof has ever been treated, say so, and keep the paperwork that shows when, with what product, and by whom.

That last one matters more than it might seem. A well-informed buyer or inspector may know that some shingle makers, Owens Corning among them, have published bulletins warning against field-applied rejuvenators and coatings (Owens Corning bulletin). Better that the answer is already in your file than raised for the first time across the table.

Getting ahead of it

1. Look before you list. Walk around the house with binoculars or your phone’s zoom. Check the gutters and downspouts for grit and the ceilings for stains.
2. Get an evaluation with photos. A dated set of roof photos gives you and your agent something concrete to work from. When we do it, we’ll tell you whether the roof looks like a candidate for treatment, needs a roofer, or is fine as it stands.
3. Fix real damage first. Missing, lifted or cracked shingles, flashing problems and leaks are repair work for a roofer. They come before anything else.
4. Leave yourself time. Monsoon season runs June 15 to September 30 (NWS Phoenix). Storms can cause new damage, and SoyLei’s guidance says not to apply its treatment when rain, strong wind or severe weather is expected.

Your honest options

List it as it is and disclose

If the roof is sound and simply older, you can list it as it stands and disclose what you know. It’s the simplest route. Have your records ready so the roof questions get straight answers.

Repair what’s broken

A roofer can fix specific problems like lifted tabs or tired flashing. Keep the invoice for your file. We don’t do repairs, so this is a roofer’s job.

Treat a sound but dry roof

If the shingles are intact and the deck is firm but the roof is dry and shedding grit, rejuvenation may be an option. SoyLei Innovations of Ames, Iowa makes the soy-based treatment we use. SoyLei says treated shingles “may appear darker or refreshed after application, especially when the existing roof is sun-bleached” (SoyLei). That’s a change in appearance and the maker’s description of it. If you’re in an HOA, check the rules first, since a color change may matter to them. And disclose the treatment.

Replace before listing

If the roof has leaks, soft decking or widespread damage, replacement may be the right call, and that’s a conversation for a roofer. If we think that’s where you are, we’ll tell you.

Leave it to the negotiation

Some sellers leave the roof alone and handle it in the back and forth with the buyer. How that plays out is a question for your agent, not us.

One thing we won’t do is tell you a treatment will change your sale price or how an inspection reads. Nobody can promise either.

A note for agents

If you list homes in the Valley, you deal with a lot of HOAs. Axios, citing Realtor.com, reported that nearly three-quarters of Valley home listings in 2024 included HOA fees (Axios Phoenix). On a shingle roof, check the HOA’s rules before anyone suggests a treatment.

We can look at a listing’s roof ahead of time and share the photos, so the roof conversation starts with facts. More on how we work with agents and sellers on our realtors and home sellers page.

Thinking about listing? Book a free roof evaluation before you set a date, or start with the instant roof estimate for a rough idea of the job.

Common questions