When an Agent Asks, “Is That Even Legal?” You Might Be in Trouble

I saw a post in a Real Estate forum recently that left me speechless.

“I have a buyer wanting to put in an offer on a home with 3 layers of shingles. Isn’t the legal limit 2? Wouldn’t an appraiser or lender require the roof to be replaced before closing?”

The problem? This question was being asked by the Real Estate Agent.

Let that sink in.

This isn’t just about roofing. It’s about representation—and whether the person guiding your home purchase actually knows what they’re doing.

Why This Matters (And Why It Happens More Than You Think)

• No, appraisers don’t always call this out.

• No, it’s not automatically “illegal”—but it can absolutely be a code violation or lending issue.

• And no, you shouldn’t find out after you’ve already fallen in love with the home.

An agent should already know how a roof like that can affect financing—especially on FHA, VA, or USDA loans—and be guiding you accordingly before you write an offer.

This is What Experienced Agents Do:

• Ask questions before you’re financially committed.

• Flag potential issues lenders or inspectors will care about—before it derails the deal.

• Negotiate repairs up front—rather than “hoping” someone else will catch it.

The Real Risk?

If your agent is unsure what’s allowed, or is waiting for an appraiser or lender to step in, it’s you—the buyer—who ends up paying the price.
In time. In money. In lost opportunities.

And unfortunately, it happens a lot more than people think.

“I’ve seen deals fall apart because agents weren’t confident or experienced enough to spot red flags early. One of the reasons my clients trust me is because I do notice the things others miss—and I know how to protect their best interest from the very first showing.”

The Bottom Line:

Real Estate is too big a decision to work with someone who’s still figuring it out.
If you want a Real Estate Agent who knows how to navigate every step—before it becomes a problem—that’s what I’m here for.

Thinking about buying in Northern Utah? I’d love to walk through the process with you—without the guesswork.