ROOF'S have become an issue for Buyer's and Seller's

As new insurance guidelines continue to tighten their rains on homeowners. We are seeing a trend in more and more seller's having to replace roofs. If you have a composite shingle roof the life span in most instances is 15 years. Even if you have a 30 year shingle. Some insurance carriers/underwriters are now saying if the roof is 15 years old or older the insurance company can deny you the buyer coverage on the home. If the 4-point inspection does say the roof has 5+ or 6+ some insurance companies are now flagging your file and in a few years will then demand you put on a new roof.  As a Real Estate Professional I have really been talking more and more to my buyer's about roofs. The last thing I want is to sell you a home with 5+ years of life on the roof and in 1-2 years the insurance cancel your policy due to the age of the roof. No one has 7-10,000 to replace a new roof. Not even some sellers. Hot water heaters are another source of more issues. If the hot water heater is working the way it is suppose to work and heating water then it is operational and does not fall into the warranted repair request on a buyer's contract even if it is 15+ years old.  The seller in most likely not going to replace the hot water heater since it is in fact working. However once you purchase the home within 30 days your insurance carrier will be inspecting the home visually on the outside. If they call you and ask for the serial no off of your hot water heater and they see it is 15 years old or older they again may cancel your policy and you will have to replace the hot water heater. There are things I am seeing and hearing about. Insurance carries can be a picky as they want. Making life more difficult for you and I. I just built a new home and my insurance underwriter did a visual inspection of my home and property and did not like a building they saw on my property (not my house) so they cancelled my policy. So I had to find another carrier to insurance my home.. Just be aware of these items when searching for a home. If you are looking for a Realtor in the Pensacola area feel free to contact me. As a Pensacola Native I know the area well. You can search my web-site for homes in the area at  www.dianesellspensacolahomes.com

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