A leaky roof is one of the most stressful problems a homeowner can find, and here in the Inland Northwest it’s a common one. Heavy snow, freeze-and-thaw cycles and ice dams are hard on roofs in Spokane, Coeur d’Alene and the surrounding towns. If you’ve found a water stain on the ceiling or a drip in the attic and you’re thinking about selling, this guide will help you sort out your next steps.
Why roofs leak here: snow, ice dams and age
Our winters are a big part of the story.
Ice dams
An ice dam forms when warm air from the house leaks into the attic and melts the snow on the upper part of the roof. That water runs down to the colder eaves and freezes again, building a ridge of ice along the edge. More melting snow backs up behind the ice and works its way under the shingles and into the house. Signs include big icicles along the gutters, water stains on ceilings near outside walls, and peeling paint or damp spots under the eaves.
Ice dams usually point to an attic that needs more insulation or better ventilation, so fixing the shingles alone won’t always solve the problem.
Heavy snow
A big winter can pile a lot of weight on a roof, especially wet, heavy snow after a warm spell. Older roofs, low-slope roofs, carports and outbuildings take the most strain. If you see sagging, cracking sounds, or doors inside the house that suddenly stick, call a roofer or structural professional. Use a roof rake from the ground if you can, and please don’t climb onto an icy roof yourself.
Age and wear
Asphalt shingles don’t last forever, and summer sun, wind and winter weather all wear them down. Common trouble spots are worn or missing shingles, cracked flashing around chimneys and vents, failed pipe boots, and clogged gutters that send water back toward the house.
What to do first when you find a leak
- Contain the water. Put down buckets and towels, move furniture and belongings out of the way, and change them out as needed.
- Remove standing water. The longer water sits on floors, ceilings or insulation, the more damage it does. Dry things out quickly with fans or a dehumidifier.
- Protect the roof. A roofer can put a tarp over the problem area to stop more water from getting in until a repair is made.
- Take photos. Document the leak, the stains and any damage. You’ll want them for insurance and for buyers.
- Call your insurance agent. Many policies cover sudden damage, such as a storm or a tree limb, but not leaks from normal wear and age. Ask what your policy covers before you start repairs.
- Watch for mold. A slow leak that’s been going on a while can lead to mold in the attic or walls. If you smell mustiness or see spotting, have it checked.
Repair or replace?
A roofer will tell you whether you’re looking at a spot repair, such as new flashing, a few shingles or a pipe boot, or a full replacement. A few things to ask about:
- How old is the roof, and how much life does it have left?
- Is there damage to the roof decking underneath the shingles?
- Does the attic need insulation or ventilation work to stop ice dams?
- Is there interior damage, such as drywall, insulation or framing, that will need its own repair?
Get more than one written bid. Roofers in the Spokane and Coeur d’Alene area can book out quickly after a hard winter or a big windstorm, so plan for some wait time.
Selling a house with a roof problem
If you’re planning to sell anyway, you have a few choices.
Fix the roof and list it
A sound roof makes the house easier to sell and easier to finance. Many buyers using FHA or VA loans need a roof with remaining life, and an active leak will almost always come up in the inspection. The downside is the cost and the time it takes to schedule the work.
List it as-is and disclose the leak
You can sell without fixing it, but you’ll need to disclose a known leak and any damage it caused. Washington and Idaho both use seller disclosure forms, and roof problems are one of the things they ask about. Check with your agent or a real estate attorney on how to answer. Expect buyers to ask for a lower price or a repair credit, and expect some buyers using financing to pass.
Sell as-is to a local cash buyer
If the roof is just one item on a longer list, or you don’t want to manage a roofing project and interior repairs, selling as-is may be the easier path. Backyard Home Buyers buys houses with leaky roofs, water damage and everything that comes with them:
- We buy as-is. You don’t repair the roof, tarp it or fix the ceilings.
- No fees or commissions, and we pay the closing costs.
- You’ll usually have a fair cash offer within 24 hours.
- We can close in as little as 7 days, or on your timeline, which is handy if you’d rather not face another winter with that roof.
A local company that knows Inland Northwest homes
We’re local and family-owned, and both owners were born and raised in the Inland Northwest, so we know what our winters do to a house. Since 2019 we’ve done over 500 deals around Spokane, Coeur d’Alene and the Tri-Cities.
If you’re also comparing buyers, our guide on how to vet a cash home buyer walks through what to look for.
Want to know what your house is worth with the roof as it is? See how it works, send us a few details, or call (509) 461-9079.