"Ready! Fire! Aim!"

Biting the Bullet BEFORE Listing

It's certainly possible to put a home on the market -- like the one I showed clients this weekend -- with a roof that's clearly past its useful life.

But I wouldn't recommend it.

There are two reasons why:

One. The cost of the new roof is guaranteed to come straight off the selling price.

In fact, the eventual Buyers will likely tack another 20% - 40% onto the replacement cost, just as insurance for any surprises, and to compensate for the hassle of dealing with it.

Two. Of course, that presumes prospective Buyers will be able to see past the defective roof.

Many Buyers -- mine included -- subscribe to the "there's never just one cockroach" theory of home repair.

If the homeowner let their roof go, what other deferred maintenance lays in store for the next owner?

Rather than wait around to find out, many prospective Buyers -- including mine last weekend -- just move on to the next home . . .