We had the home inspector and a roofer come to the home we have a contract on. The roof is the age of the home (which we knew) almost 20 years old. Neither the roofer or inspector would go on the roof because the singles are powdery and crumbling. The roofing material is no longer manufactured so no repairs can be made. There is a leak around one of the stacks, and drywall damage in a bedroom. What's fair to ask for? Of course I'd love to get a new roof, and the realtor mentioned it is unlikely the house can be insured nor will the lender overlook a roof in this condition, so regardless of who buys the home the seller will have to replace. We have not gotten a bid, but I am guessing it will cost 8-11K.
The house has been empty and on the market 18 months and we were the first offer, and it was a pretty low offer, but what we felt was a fair price, however we thought the roof was not an immediate concern.
The water heater and furnace are near the end of their useful lives but they do work, and the AC is somewhat new but not blowing cold, I think we will not ask for concessions on those items but replace the water heater when we move in, and ask that the AC and furnace are serviced.