Roofs. Not exactly the sexiest part of a listing, right? But here’s the thing—if you’re a real estate agent in North Carolina (or anywhere, honestly), it’s time to WAKE UP to what’s happening with roofs right now. What used to be a small checkbox on the disclosure form is quickly becoming the make-or-break moment in deals across multiple states.

I’m Kathy Byrnes, and this story starts in a CE class but ends with a big ol’ lesson every agent needs to hear.

It Started With a 1999 Roof…

So there I am, in CE class, when I start hearing all this chatter about roofs. Now, I don’t usually work with a ton of buyers, but I had a listing come up—a 1999 house in North Carolina. And when I peeked at the disclosure? Yep. Original roof.

This is a 26 year old roof and the sellers had already done a ton of upgrades that included new Trex deck, porch updates in about $100,000 in various upgrades and maintenance so adding a new roof with a lot to ask however they did it.

“Slim to None” Chances for Insurance

Here’s where it gets serious. I called my client’s sister, who happens to be a big-time State Farm agent. I said, “Hey, this roof’s 26 years old. Can she get insurance?” Her answer? “Slim to none.” And if someone does insure it, they’ll require a brand-new roof within 60 days.

Translation? Even if we get a cash buyer, even if we try some insurance workaround, if a lender won’t insure the home, we’re dead in the water. The loan falls apart. And there goes your deal.

So, I told my seller, “We need a new roof. Period.” Luckily, she had the funds to do it—and now it’s DONE. We’re listing tomorrow, and now it’s a selling point instead of a liability.

Real Estate Reality Check: State by State

Now, I started digging. Because if this is happening here, what about elsewhere?

Here’s what I found:

• North Carolina: Most carriers won’t write on roofs over 15 years old.

• Florida: Four-point inspections required; roofs 10–15 years = red flag.

• Texas: Especially in hail-prone areas—many carriers only offer Actual Cash Value on older roofs.

• California, Colorado, Louisiana: Fire, hail, and storm-prone states where older roofs are major red flags.

• Others on the radar: Georgia, South Carolina, Oklahoma, Tennessee, Arizona (hello, monsoons!).

And why is this happening? Because claims are out of control. Carriers are bailing on entire states. Even if the roof’s under 20 years, don’t count on insurance unless it's been replaced or certified (whatever “certified” means, right?).

Can't Afford a New Roof? You Still Have Options.

Not every seller’s sitting on a pile of cash. If your client can’t swing a $10K–$15K roof out of pocket, here’s what I’d do:

1. Talk to insurance carriers upfront. Before you list. Know your options.

2. Get quotes and inspections. Have your roofer (or two or three) inspect it and give you real numbers.

3. Bring in your team. I’ve got my guys: lender, insurance pro, roofer, handyman, HVAC, plumber—you name it. Build your army.

4. Explore closing workarounds. Some deals can be structured where the roofer gets paid out of closing. But get your lender, title company, and attorney on board first.

Because here's the thing—if that roof’s gonna tank your deal, better to know on day one than scramble three weeks in.

The Roof is Now a Marketing Asset

With the roof replaced, not only did we avoid a disaster—we actually increased the list price. Why? Because it justified it. On a 1999 home, a brand-new roof is a huge relief for any buyer. And I’ve already got six showings lined up just from pre-marketing. My open house is this weekend and I’m feeling good. Multiple offers incoming? That’s the vision.

Final Word: Roofs Matter. Like, A LOT.

Honestly? I used to overlook roofs. Most of the homes I’ve listed recently were pretty updated. But this changed everything. My own roof is nine years old and now I’m even eyeballing that.

If you're an agent—especially in the Southeast—you cannot afford to ignore this anymore. Walk the property. Ask questions. Get in front of the roof issue early and be the pro who brings the solutions before the problems appear.

Let’s Collaborate (No Drama Allowed)

If this roof talk woke you up, let's connect for a strategy call. You may also join me in my Facebook group, Real Estate Riches. No recruiting. No drama. Just smart agents sharing smart ideas, learning about AI, and staying ahead of the game. Lurkers welcome. Power agents preferred.

Because real estate isn't a solo sport. We get stronger when we share what works.

See you inside.

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