How to find out how old your roof is before you sell

"How old is the roof?" is one of the first things a buyer wants to know, because it's a high-cost item with a fixed lifespan. If you don't know, you can usually find out in an afternoon. Work down this list and stop when you have a date and a document.

Where to look, strongest proof first

1. The roofing invoice or contract. Search your email for "roof", "roofing", "shingles" and "invoice". Check the folder where you keep closing papers and house paperwork.
2. The roofer. If you remember the company, call. Many keep job records for years and can resend an invoice or confirm the year.
3. Your bank or card statements. A payment to a roofer gives you a date and a name, even if the receipt is gone. Then call the company.
4. The shingle warranty. Many shingle makers offer a warranty that the installer registers. Look for a warranty card or registration email. Your roofer may also be able to look it up.
5. A roofing permit. Many cities and counties issue permits for a new roof. Search by address on your building department's website, or call. See looking up past permits for your house.
6. Your closing papers. The inspection report and seller disclosure from when you bought may state the roof's age or say what the inspector saw.
7. Neighbors in the same development. If the houses were built together and a neighbor's roof was redone, that can hint at yours. It is a clue, not proof.

County records: what they can and can't tell you

Your county assessor's website usually shows the year the house was built. It rarely shows when the roof was replaced. If nothing else turns up and no one has mentioned a new roof, the roof may be as old as the house. Say that as a possibility, not a fact.

Ask an inspector

A home inspector or roofer can look at the roof and give you an estimate of its age and condition. Ask them to put it in writing. An estimate is not a date, so label it as one. A pre-listing inspection is one way to get it done; some roofers will also look at a roof for free or for a small fee, so ask.

If you still can't find a date

Say so, and say what you know. Buyers handle "I don't know" better than a guess that proves wrong. For example:

Then give what you do have: repair receipts, photos, a written estimate from an inspector. Whatever you write must match your seller disclosure. Disclosure rules vary by state; see Nolo's state-by-state guide.

How to show buyers

Put it in one place, in this order:

1. The year the roof was put on, or "unknown" with what you do know.
2. Who did it, with a phone number if you have one.
3. The proof: invoice, permit, warranty, and photos.
4. Repairs since, with dates.

Add it to the written summary you send with your listing. See how to answer buyer questions and what records buyers want.