FHA and VA roof requirements come down to one idea: the roof must keep water out and have useful life left. If an appraiser in Wise County sees missing shingles, active leaks or a worn-out roof, the lender can require repairs before closing. Knowing what gets flagged helps buyers and sellers avoid last-minute delays.
If an appraisal has already flagged the roof, call Cannon Roofing at (940) 627-1045 (open 24/7) or send the details through our contact page so we can inspect it and explain your options.
What FHA and VA roof requirements actually say
Both programs use minimum property standards to protect the borrower and the lender. They are not cosmetic checklists. The roof does not need to be new, and a few years of normal weathering is expected. What matters is whether it is doing its job.
FHA loans
HUD's guidance for FHA appraisals says the roof covering should prevent moisture from entering the home and provide reasonable future utility. In practice, FHA appraisers generally look for a roof with at least two years of remaining life; your lender can confirm the exact standard it applies. If the appraiser cannot see the roof well enough to judge it, or sees signs of trouble, the lender may ask for an inspection by a qualified roofer.
VA loans
VA minimum property requirements use similar language: the roof must keep moisture out and offer reasonable future utility, durability and economy of maintenance. A VA appraiser who sees defects can make the loan conditional on repairs, and lenders can ask for documentation that the work is done.
Lenders can add their own conditions on top of these standards, so always ask your loan officer what they need in writing.
Roof problems appraisers commonly flag in North Texas
Wise County roofs take hail, high wind and long stretches of intense sun. Those conditions create the issues most likely to show up on an FHA or VA appraisal:
- Missing, broken or lifted shingles after a wind event.
- Visible hail damage, including bruised shingles and dented vents.
- Curling, cracking or heavy granule loss from age and heat.
- Water stains on ceilings or in the attic that point to an active leak.
- Damaged flashing around chimneys, walls or skylights.
- Sagging areas that suggest rotten decking underneath.
- Several layers of old roofing, which some lenders and appraisers question.
An appraiser is not a roofer, so a note like "roof shows wear, recommend inspection" is common. That is where a roofing contractor's written findings come in.
How to handle a roof condition before closing
Step one: get a roofer's inspection
A roofer walks the roof when safe, checks the attic where accessible, and documents the condition with photos. The findings tell everyone whether the issue is a small repair, a larger repair or a replacement. Our roof inspections start with a free inspection and estimate.
Step two: agree on who handles the work
In most purchases the buyer and seller negotiate who completes required repairs. The work is often done by the seller before closing, because many lenders want repairs finished rather than promised.
Small issues
Replacing missing shingles, resealing flashing or swapping a cracked pipe boot is usually straightforward roof repair and can often be scheduled quickly.
A roof at the end of its life
If the roof does not have meaningful life left, patching will not satisfy the requirement. A full roof replacement may be the only way to meet the condition. Our guide to buying a house that needs a new roof walks through how buyers approach that situation.
Step three: document the completed work
Once the work is done, the lender typically wants proof. Keep the invoice, a description of the work and before-and-after photos. Your appraiser may need to return for a re-inspection to clear the condition.
Timing tips for buyers and sellers in Wise County
A roof condition discovered late can push back an FHA or VA closing. A few habits help keep yours on track:
- Sellers: if you expect FHA or VA buyers, have the roof looked at before listing. Our article on the pre-sale roof inspection explains why.
- Buyers: ask about roof age and past repairs early, and add a roofer during your option period if the roof is older or the home inspector recommends it.
- Everyone: build in weather time. Roofers cannot safely work on wet or icy roofs, and spring storm season in Decatur, Bridgeport and Boyd can push schedules.
Storm damage adds one more wrinkle. If the roof was damaged in a recent hailstorm, the seller's homeowners insurance may be involved, and claim timelines do not always line up with a closing date. Talk with your agent early if a claim is part of the picture.
Why buyers and sellers call Cannon Roofing
Cannon Roofing has worked on Wise County roofs since 1994, and our crews are factory trained. Each team member carries the Technician Seal of Safety, so the person on the roof has been background checked and drug tested and is insured. If an appraisal condition has you up against a date, call (940) 627-1045; we are open 24/7. We explain what we find in plain language so buyers, sellers, agents and lenders all understand the roof's real condition and what it will take to meet the loan requirement.
Frequently asked questions
Does an FHA or VA loan require a new roof?
No. The roof needs to keep water out and have reasonable life remaining. An older roof in sound condition can meet the standard, while a newer roof with active damage may not.
Who completes repairs required by the appraisal?
That is negotiated between buyer and seller. Many lenders want required repairs finished and documented before closing, so the seller often arranges the work.
Can a roof repair be done fast enough to save the closing date?
Often, yes, if the issue is limited and the weather cooperates. Calling as soon as the appraisal comes back gives you the best chance of keeping your date.
Facing an FHA or VA roof condition on a Wise County home? Call Cannon Roofing at (940) 627-1045, open 24/7, and tell us your closing date. You can also send the appraisal notes and address through our contact page, and we will schedule an inspection and give you a clear plan.