Quick answer
Usually not, as long as the roof still keeps water out. FHA loans, and USDA loans that follow HUD’s standards, need a roof with at least two years of remaining life; if the appraiser thinks it has less, a professional roofer has to inspect it. VA loans need a roof that keeps out moisture and has reasonable life left, and VA appraisers call for repairs rather than inspections. Conventional loans can close on an older roof that still works, as long as nothing affects the home’s safety, soundness or structure.
If the roof does fail, the usual fixes are a seller repair before closing, a repair escrow where the loan type allows one, or an FHA 203(k) loan that puts the roof work into the mortgage.
Rules on this page were verified on against HUD Handbook 4000.1, the VA Lenders Handbook, 7 CFR part 3555 and the Fannie Mae Selling Guide. Program terms are subject to agency and lender guidelines and may change, and individual lenders can set stricter rules.
At a glance: roofs and home loans
- FHA: at least two years of remaining life, or the appraisal is subject to a professional roofer’s inspection
- VA: keeps out moisture with reasonable future life; a defective roof with three or more layers is torn off before it is replaced
- USDA: existing homes are held to HUD’s property requirements
- Conventional: no remaining-life number; only problems that affect safety, soundness or structure must be fixed
- If it fails: seller repair, repair escrow, price renegotiation or an FHA 203(k)
- Already own the home? savings, an insurance claim, a cash-out refinance, a home equity loan or HELOC, or a 203(k) refinance
What roof does each loan type require?
Every government-backed loan asks the appraiser to look at the roof, but the standard and what happens next differ. Here is how the four main loan types treat it:
| Loan type | Roof standard | What the appraiser does |
|---|---|---|
| FHA | Must keep out moisture, offer reasonable future utility, durability and economy of maintenance, and have at least two years of remaining physical life | Reports the roofing material and condition; if less than two years remain, makes the appraisal subject to inspection by a professional roofer |
| VA | Must keep out moisture and provide reasonable future utility, durability and economy of maintenance | Isn’t required to climb onto the roof; makes the appraisal subject to any repairs needed to meet VA’s minimum property requirements, and recommends repairs rather than inspections |
| USDA guaranteed | Existing homes must meet HUD’s requirements for one- to four-unit homes and be in good repair, or be put in good repair with loan funds | Follows HUD’s property standards under USDA’s guidelines |
| Conventional (Fannie Mae) | No set remaining-life rule; homes rated C1 through C5 are eligible as is, while a C6 problem affecting safety, soundness or structure must be repaired | Reports needed repairs and deferred maintenance; can make the appraisal subject to an inspection by a qualified professional |
Sources: HUD Handbook 4000.1 §II.D.3, Roof Covering; VA Lenders Handbook ch. 12, Topics 1 and 26; 7 CFR §3555.202(b); Fannie Mae Selling Guide B4-1.3-06. Freddie Mac publishes its own guide, and your lender’s rules may be stricter.
What is the FHA two-year roof rule?
HUD tells FHA appraisers to flag a roof covering that doesn’t keep moisture out, doesn’t offer reasonable future utility, or doesn’t have a remaining physical life of at least two years. The appraiser identifies the roofing material and its condition in the report.
An appraiser isn’t a roofer, so when the roof looks close to the end of its life, HUD hands the decision to one: the appraiser must report that the roof has less than two years left and make the appraisal subject to an inspection by a professional roofer. If the roofer says the roof has life left, the loan can move forward; if not, the roof gets repaired or replaced first.
When snow, height or pitch keeps the appraiser from seeing the roof, they must explain why and report what they found on the underside of the roof, in the attic and on the ceilings.
What are VA roof requirements?
VA’s minimum property requirements say the roof covering must keep out moisture and provide reasonable future utility, durability and economy of maintenance. Unlike FHA, VA doesn’t set a two-year number.
- No climbing required. The VA appraiser doesn’t have to get on the roof. If they can’t see it, they explain why and how they judged its condition, for example from the attic, from records of the roof’s age or with a drone.
- Repairs, not inspections. VA appraisers must recommend repairs, not inspections, for anything that doesn’t appear to meet the requirements, and the appraisal is made subject to those repairs. Cosmetic items and normal wear aren’t supposed to be called out.
- Three layers means a tear-off. When a defective roof with three or more layers of shingles has to be replaced, all of the old shingles must come off first.
Does USDA have its own roof rule?
Not a separate one. For guaranteed loans, an existing home meets USDA’s dwelling requirements when it is inspected and certified as meeting HUD’s requirements for one- to four-unit homes, so FHA’s roof standard is the one to plan around. The home must also be in good repair, or be put in good repair with loan funds.
USDA allows an escrow for unfinished interior or exterior work only when the work doesn’t affect habitability or the occupants’ health and safety, costs no more than 10% of the loan, and is under contract to be finished within 180 days. A roof that leaks into the house would generally fall outside that.
Can you get a conventional loan with an old roof?
Often, yes. Fannie Mae doesn’t set a remaining-life number for roofs. Its appraisers rate the whole home from C1 (new) to C6, and homes rated C1 through C5 are eligible as is. A C5 home is one with obvious deferred maintenance where many short-lived components are at or past the end of their expected life but still work, which can describe an aging roof.
The line is a C6 condition: damage or defects severe enough to affect the safety, soundness or structural integrity of the home. That has to be repaired to at least a C5 before the loan can be sold to Fannie Mae. If the appraiser isn’t qualified to judge a problem, the appraisal can be made subject to an inspection by a qualified professional, and the lender decides whether it is needed.
What is a roof certification, and when do you need one?
There is no single federal roof-certification form. In practice, a roof certification is a roofer’s written opinion of the roof’s condition and how many years it has left, sometimes after small repairs. You are most likely to need one when:
- an FHA or USDA appraisal says the roof may have less than two years of life left and calls for a professional roofer’s inspection;
- a conventional appraisal is made subject to an inspection by a qualified professional; or
- you, your agent or your homeowners insurance company wants the roof’s age and condition documented.
A roof certification isn’t a home inspection. The appraisal estimates value for the lender and notes obvious problems; a home inspection is a detailed look at the roof, structure and systems that you order for yourself. Insurers also ask about the roof when they quote, which matters because your lender requires homeowners insurance before closing.
What happens if the roof fails the appraisal?
A roof condition doesn’t automatically end the purchase. These are the usual paths, and your purchase contract and agent decide which ones are open to you:
| Option | How it works | Things to weigh |
|---|---|---|
| Seller repairs before closing | The seller has the roof repaired or replaced, and the work is verified before the loan closes | Adds time; who pays is negotiated between buyer and seller |
| Renegotiate the price | The price or terms change to reflect the roof’s condition | A lower price doesn’t fix the roof; the lender’s required repairs still apply |
| Repair escrow | Money is held at closing and released when the work is done | FHA allows it only when the home is habitable and safe at closing; USDA limits it as described above; conventional depends on the lender |
| FHA 203(k) | The purchase and the roof work are financed in one FHA loan | Limited 203(k): up to $75,000 of nonstructural repairs, including roofing that doesn’t affect the structure. Standard 203(k): at least $5,000 of work and a 203(k) consultant |
| Walk away | If your contract has an inspection or financing contingency and you are within its deadlines, you may be able to cancel | Read the contract with your agent before deadlines pass |
Sources: HUD Handbook 4000.1 §II.A.6 (repair completion escrow) and §II.A.8.a (203(k)); 7 CFR §3555.202(c). Contract terms vary; this is not legal advice.
How can you pay for a new roof on a home you already own?
Valor Mortgage doesn’t recommend one way to pay for a roof; it depends on how much the job costs, how much equity you have and what your current mortgage looks like. These are the common options:
| Option | How it works | Things to weigh |
|---|---|---|
| Savings | Pay the roofer directly | No new debt, but it draws down your cash cushion |
| Homeowners insurance claim | If a storm or another covered event damaged the roof, your policy may pay for repair or replacement | Your deductible and policy terms apply; talk to your insurer before signing with a roofer |
| Cash-out refinance | A new, larger mortgage replaces your current one and you receive the difference in cash | The new terms apply to your whole balance, and there are closing costs; compare it with keeping your current loan |
| Home equity loan or HELOC | A second loan against your equity, from a bank or credit union | Keeps your first mortgage as is. Valor Mortgage doesn’t offer HELOCs |
| FHA 203(k) refinance | Refinances your current loan and finances the repairs in one FHA loan | FHA mortgage insurance and 203(k) paperwork; the same Limited and Standard 203(k) rules apply |
| Contractor financing or a personal loan | Financing arranged through the roofer, or an unsecured loan | Often quicker, but compare the total cost and terms with the other options |
Program terms are subject to lender and agency guidelines and may change.
Does a new roof increase home value?
It can help, but not dollar for dollar in every market. Appraisers rate a home’s overall condition, and a worn-out roof can pull that rating down or turn into a repair condition that holds up a sale. A new roof removes that problem for the next buyer’s lender. How much value it adds depends on the house, the neighborhood and what comparable homes have, which is what the appraiser weighs.
How do you choose a roofer?
Get more than one written estimate, ask for proof of insurance, and check the contractor’s license on the Tennessee Department of Commerce & Insurance license lookup at verify.tn.gov. If you’re near Nashville, our list of Nashville-area roofers is a place to start. Choosing a contractor is always your decision.
Roof requirements for home loans: FAQ
How many years must be left on a roof for an FHA loan?
At least two years of remaining physical life. If the FHA appraiser thinks the roof has less, they must say so and make the appraisal subject to an inspection by a professional roofer. The roofer’s findings then decide whether the roof can stay as is or must be repaired or replaced before closing. Program terms are subject to HUD and lender guidelines and may change.
Can you get a VA loan on a house with an old roof?
Yes, if the roof still keeps out moisture and has reasonable life left. VA has no fixed age or two-year rule. If the roof doesn’t meet VA’s minimum property requirements, the appraiser calls for specific repairs, and they must be done before the loan closes. A defective roof with three or more shingle layers must be stripped before it is replaced.
Does the appraiser get on the roof?
Not necessarily. VA says its appraisers aren’t required to climb onto the roof. When an FHA or VA appraiser can’t see the roof, they must explain why and describe how they judged its condition, such as from the attic and ceilings. A roofer or home inspector is the person who gets up close.
Who pays for roof repairs the appraisal requires?
It’s negotiated between the buyer and the seller. Often the seller makes the repair before closing, but the buyer can agree to pay, the price can change, or the parties can use a repair escrow where the loan type allows it. Your agent and your purchase contract set the options and deadlines.
Can you put a new roof into your mortgage?
Sometimes. An FHA 203(k) loan can finance a roof along with a purchase or a refinance; the Limited 203(k) covers up to $75,000 of nonstructural work. Homeowners can also use a cash-out refinance. Each option has its own costs, so compare them with a home equity loan from a bank or credit union, or paying cash.
Is a roof certification the same as a home inspection?
No. A roof certification is a roofer’s written opinion of one component: the roof’s condition and remaining life. A home inspection covers the whole house, including the roof, structure, plumbing, electrical and mechanical systems. Lenders require the appraisal; a home inspection is your choice, and a roof certification is usually requested only when the roof is in question.
Where these rules come from
| Rule | Source | As of |
|---|---|---|
| FHA roof covering, two-year remaining life, roofer inspection | HUD Handbook 4000.1 §II.D.3, Roof Covering | Handbook revised Aug 12, 2026 |
| FHA repair completion escrow | HUD Handbook 4000.1 §II.A.6 | Handbook revised Aug 12, 2026 |
| Standard and Limited 203(k) | HUD Handbook 4000.1 §II.A.8.a; HUD 203(k) program page | Handbook revised Aug 12, 2026 |
| VA roof covering, repairs not inspections | VA Lenders Handbook (M26-7) ch. 12, Topics 1 and 26 | Topic 26 changed Mar 28, 2019 |
| USDA existing-dwelling standard and escrow limits | 7 CFR §3555.202 | Retrieved Nov 3, 2026 |
| Conventional condition ratings and repairs | Fannie Mae Selling Guide B4-1.3-06 | Topic dated Jun 4, 2025 |
Related guides
- What a home appraisal is and why you need one.
- FHA, VA, USDA and conventional loan program pages.
- Cash-out refinancing and how a HELOC works.
- Buying a pre-foreclosure, where deferred maintenance is common.
- About Christopher Armantrout, the licensed originator who wrote this page.
Worried about a roof on a home you want? Talk to Valor Mortgage.
Before you make an offer, Valor Mortgage can walk you through how FHA, VA, USDA and conventional loans would treat the roof on that house, and what your options are if it needs work, anywhere in Tennessee.
Call me at (615) 671-9178. That’s the fastest way to get a straight answer on what you’d qualify for and what the roof on that house means for your loan.
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If your life is too chaotic for a phone call right now — I understand — start an application and I’ll review it and reach out with a plan.
Valor Mortgage, LLC · Christopher Armantrout, Mortgage Loan Originator, NMLS #1210804 · Valor Mortgage, LLC is powered by Encore Lending Group, LLC, NMLS #1249911 · Licensed in Tennessee · Equal Housing Opportunity
724 S Main St, Springfield, TN 37172 · (615) 671-9178 · christopher@valor.mortgage · NMLS Consumer Access
The dollar figures on this page are illustrative examples for general information only and are not an offer, a rate quote, or a commitment to lend. Actual interest rates and APRs vary based on loan program, borrower qualifications, property, market conditions and other factors. Program fees, limits and terms are set by the agencies named above and change without notice; all loans are subject to credit approval, income verification and property appraisal. Not all applicants will qualify.