Selling on PCS orders: keep the roof from stalling the closing

Fort Bragg moves thousands of households a year, and the buyer on the other side of your sale is often using a VA or FHA loan. Both programs care about the roof. Here is what they say and how to get ahead of it.

Roof inspector crouched on a shingle roof photographing a vent boot with a tablet, a two-story brick home and pine trees around

Fort Bragg (its name again since February 2025, now honoring Pfc. Roland L. Bragg) drives an estimated 15,000 to 20,000 household moves a year through this area, and the busiest stretch runs from April into June. That's also when spring storms and hail come through. If your house goes on the market in that window, the roof is one of the things that can quietly delay a closing.

What the rules actually say

VA. The VA Lenders Handbook's minimum property requirements say the roof covering must "prevent entrance of moisture" and "provide reasonable future utility, durability, and economy of maintenance." The same section says that when a defective roof with three or more layers of shingles must be replaced, all of the old shingles must come off first. It also calls for attic and crawl space ventilation to reduce the effect of excess heat and moisture.

FHA. HUD's archived reference guide says the roof should have a remaining physical life of at least two years, that FHA will accept a maximum of three layers of existing roofing, and that if more than two layers exist and repair is necessary, all old roofing must be removed.

Neither program asks for a new roof. They ask for one that keeps water out and has life left. That's a lower bar than many sellers fear, but an active leak, missing shingles or worn-through sections can turn into a repair condition on the appraisal.

A timeline that works

Orders in handBook a roof check before you list. You get photos and a written condition report, and time to fix small items at small-job prices.
Before listing photosMake the cheap repairs: pipe boots, a few shingles, a flashing run, clogged gutters. Keep the invoice and the before-and-after photos.
Under contractHand the buyer's agent your roof paperwork with the disclosure packet. It heads off a lot of questions from inspectors and appraisers.
Appraisal or inspection flags the roofSend us the exact wording. We price what it calls for, not a bigger job, and give you a written invoice and photos when it's done.
Closing weekFinal invoice, photos and any permit paperwork in one PDF for the lender.

What tends to get flagged

Active leaks or fresh water stains on ceilings.
Missing, cracked or curling shingles, especially on the street side.
Exposed underlayment or bare spots where granules are gone.
Soft or sagging decking visible from the attic.
Three or more layers on a roof that needs replacing.
Loose flashing at chimneys and walls.

What goes in the roof folder

The date the current roof went on, if you know it, and any invoice from that job.
Invoices and photos for every repair since, with dates.
Any permit paperwork, for structural work or larger projects.
Insurance claim paperwork if the roof was replaced or repaired after a storm.
Our written condition report and photos from the pre-listing check.

Scan it into one file. When you're in a hotel at the next duty station and the lender emails a question, you can answer it in five minutes.

Repair or replace before you sell?

If the roof keeps water out and has a couple of good years left, repair and document it. If it's a 1990s roof at the end of its life with leaks in more than one place, a replacement may cost less than a stalled closing, a repair credit and a second appraisal visit. We'll price both so you and your agent can decide.

Deployed or already gone? We can work with your agent or a property manager holding a key, send photos of everything, and keep you in the loop by email.