If you’re negotiating roof repairs with the seller of a home in Escondido, a clear, professional roof inspection report is one of your strongest tools. This property shows multiple leaks and evidence of very poor workmanship. Given the extent of damage and the scope of work required — including concerns about solar removal and reinstallation — a full reroof (roof replacement) is the recommended solution.
Summary of Key Findings
- Multiple active leaks: Water intrusion observed in several areas (attic and exterior overhangs). Stains and mold present, indicating long-term leaks. Some wood has rotted through.
- Poor workmanship: Improper flashing, uneven tile placement, broken and loose tiles, and missing mortar. These defects increase leak risk and shorten expected roof life.
- Compromised sheathing, moisture damage: Dryrot observed in roof sheathing, requiring wood replacement in addition to new roofing material.
- Solar array concerns: Existing photovoltaic system is mounted directly to the compromised roof. Safe repair or replacement will require solar removal and reinstallation.
- Life-cycle and cost: Given the scope, patching or isolated repairs would be temporary and likely cost-ineffective. A full roof replacement (reroof) offers a longer-lasting, code-compliant solution and reduces future headaches.
Why a Reroof (Roof Replacement) Is the Best Path
- Durability and warranty: A reroof performed to modern standards provides a new warranty and eliminates the risk of recurring leaks.
- Cost-effectiveness: Multiple localized repairs plus wood replacement + repeated callbacks typically exceed or approach the cost of a complete reroof, with less predictable results.
- Safety and compliance: Reroofing allows installers to replace damaged decking, install proper underlayment, update flashing, and bring ventilation and fire-resistance up to current code.
- Solar integration: Solar removal and reinstallation during a reroof avoids repeated penetrations and ensures secure mounting to new decking.
Recommended Next Steps for Negotiation
- Written roof inspection report: Documented leaks, wood damage, and flashing defects.
- Request the seller to fund a reroof or adjust the sale price: Use the inspection report and estimates to request either that the seller complete the reroof prior to closing or provide a credit sufficient to cover full reroofing and solar coordination.
Suggested Language for Your Repair Request or Counteroffer
- “Per the attached certified roof inspection dated [date], the roof has multiple active leaks, extensive wood damage, and substandard installation. Due to the extent of necessary repairs and the presence of an attached solar array requiring professional removal and reinstallation, we request that the seller either (A) complete a full reroof by a licensed contractor prior to closing, including removal and reinstallation of the solar array, with warranties and lien releases provided; or (B) provide a repair credit of $[amount] to be held in escrow to cover full reroof replacement and solar coordination as documented by the attached estimates.”
Closing For homes in Escondido, properly addressing roof failures and solar system coordination up front protects buyers from unexpected costs and safety risks. When an inspection documents widespread leaks and poor workmanship, negotiating for a full reroof (roof replacement) or an equivalent repair credit is the responsible approach.
