Real Estate Roof Repairs & Inspections | Hagerstown, MD

Service Provided: Roof Inspection, Repair, & Mod Bit Installation Branch: Hagerstown, MD‍

Project Case Study: Beating the Closing Clock

‍Selling a home is a stressful process, and a strict buyer's home inspection can bring the whole transaction to a grinding halt. Recently, a homeowner reached out to our Hagerstown team in a time crunch. They were scheduled to close on the sale of their 2-story home on April 10th, but the buyer's home inspection report threw a wrench in the plans.

The inspection report contained a specific contingency: "Have an independent licensed roofing contractor fully inspect the roof and correct any old deficiencies. Seller to provide itemized receipt from said contractor. Re-caulk if needed for chimney".

The homeowner was understandably anxious, noting that the roof was supposedly only a year old, but was already missing 10 to 12 shingles. They were rightfully picky about who they hired, insisting that everything be done perfectly and that all legal permits be pulled. We stepped in to provide a fast, professional, and fully documented solution to keep their closing on track.‍

Diagnosing the Deficiencies

When our estimator arrived, he found that "re-caulking" the chimney was not going to be enough. The existing chimney flashing was heavily coated in a thick, messy layer of black tar and sealant, indicating a history of chronic issues.

Additionally, the home featured a low-pitched rear roof section that transitioned into the main shingle roof. The homeowner believed this section needed sheet metal, but our inspection revealed that a specialized rolled roofing system would be the most effective, code-compliant solution.

The Itemized Repair Proposal

To satisfy the buyer's demands and provide the required documentation for closing, we drafted a highly detailed, itemized repair proposal totaling $7,900. We explicitly guaranteed that we will pull all permits required to ensure the work is 100% by the book.

Our comprehensive repair plan included:

• The Chimney Solution: Instead of just slapping more caulk on a failing brick chimney, we proposed completely removing the chimney and decking over the hole for a permanent, leak-free fix.
• Low-Slope Replacement: We quoted tearing off the rear low-pitched roof and the 2nd-story section down to a clean wooden deck, replacing any rotten wood found. We then specified the installation of premium Mule Hide Mod Bit rolled roofing in the color Gray Slate.
• Shingle Corrections: To fix the main roof, we included pulling and resetting any existing nail pops, as well as replacing the missing and damaged shingles. (We made sure to document that colors might not match exactly due to the existing roof's fade).
• Clean Up: The proposal included a full clean-up and hauling away of all debris to leave the property pristine for the new buyers.‍

Are you trying to sell your home and need to satisfy an inspection report?

‍Don't let a picky buyer or a tight deadline derail your real estate closing. Let our Hagerstown experts provide a fast, fully licensed roof inspection and the itemized receipts you need to cross the finish line.