Is That Roof “Too Old” for an FHA or VA Loan? (Idaho Guide)

You found the perfect house in the Boise Bench (or maybe a starter home in Caldwell). but the shingles look worn. Understanding the Idaho FHA and VA loan roof requirements is critical before you make an offer. unlike conventional loans, government-backed loans have strict standards for property condition

The shingles are curling from the high desert heat. There is moss growing on the north side. And you start to wonder: “Will the bank actually lend on this?”

If you are using an FHA or VA loan, the condition of the roof is not just a cosmetic issue - it is a deal breaker. Unlike conventional loans, government-backed loans have strict “Minimum Property Standards” designed to protect you from buying a money pit.

Here is what Idaho appraisers are looking for, and how to spot a “deal killer” before you pay $600 for an inspection.

The “2-Year Rule” (The Golden Standard)

The most important rule of thumb for both FHA and VA appraisers is simple:

If the appraiser determines the roof has less than two years of life left, the loan generally cannot close until the roof is repaired or replaced.

What the Appraiser “Sees” (Without a Ladder)

It is important to know that FHA/VA appraisers typically do not climb onto the roof. Instead, they look for “obvious defects” from the ground or the attic. In the Treasure Valley, here are the specific red flags they watch for:

1. The “Idaho Heat” Curl

Our hot, dry summers can bake asphalt shingles. If you see the edges curling upward or “cupping,” the shingles have lost their oils and are brittle. This is the #1 sign of an end-of-life roof in Canyon County.

2. Wind Damage (Missing Tabs)

We all know how windy it gets here in the spring. If you see missing shingles (or “tabs”) on the roof, it exposes the underlayment to rain. An appraiser will almost always flag this for repair.

3. The “North End” Moss

In older neighborhoods with mature trees (like Boise's North End or older Meridian subdivisions), moss is common on north-facing slopes.

VA Warning: The VA is stricter on this. Heavy moss can be considered “deferred maintenance” that traps moisture, potentially causing the appraiser to call for a roof cleaning or inspection.

4. Three Layers of Shingles

FHA guidelines typically allow for a maximum of two layers of roofing. If the homeowner simply shingled over the old roof twice already (creating 3 layers), the appraiser will likely require a complete “tear-off” and replacement.

5. The 15 Year Rule

If that Nampa home is over 15 years old, even if the appraiser says the roof is OK, the underwriter may ask for a roof certification.  If the home is 20 years old, you can pretty much bet that the underwriter is going to ask for a roof inspection.

“So, What Do I Do if the Roof is Bad?”

If you love a home but the roof is shot, you don’t necessarily have to walk away. You have three options:

1. Ask the Seller to Replace It

This is the most common route. The seller pays for a new roof out of their proceeds at closing. In our current market, sellers are more willing to negotiate this than they were two years ago.

2. FHA 203(k) Rehab Loan

This special FHA loan allows you to wrap the cost of a new roof into your mortgage. You buy the house “as-is,” and the lender gives you the extra cash to pay a roofer after closing.

3. The “Roof Certification”

If the roof looks old but is actually solid, you  can hire a licensed roofing contractor to issue a “Roof Certification.” This is a professional letter stating the roof has at least 2-3 years of life left. Often, an appraiser will accept this letter to clear the condition.

Frequently Asked Questions About Idaho FHA/VA Roofs