Looking for opinions - I'm in the process of selling my current home. Home was built in 2003, nice neighborhood in a college town in Alabama. We've updated kitchen, bathrooms, flooring, and screened in back patio to create a large outdoor living area in the 7 years we've been there. 4b/3ba 2350sf. Home was listed at $360K and in less than a week we had an offer that we accepted, pending home inspection... this is where the fun starts.

Home inspector comes out this week and does his thing. Nothing major, 2 windows that had been cracked by a softball (thanks daughter!) which we were already replacing, and new drywall needed for garage ceiling. We were already aware and in the process of correcting those issues. All other appliances, electrical, water heaters, etc are in good shape and new/relatively new.

The roof then catches the wrath of the inspector. He throws out unsafe, hazard to occupancy, end of life, etc... This is all news to us, as we've lived in the home for 7 years and haven't had the first leak or issue from the roof. According to the buyers realtor, they still want to make this work, but have scheduled a roof inspection for today and want to know that we are willing to work with them on it. Inspector is coming from their town about 2 hours away for reference.

I've got a local contractor coming out to check in on it as well so that I'm not just going blindly into it.

I don't want to give them a new roof for financial reasons, but also because we are now 3.5 weeks from the initially planned closing date. We accepted an offer below list because "they wanted to move quickly" as did we and I feel like this is a money grab and the lowest hanging fruit for the inspector to point out and earn his fee.

If any of you have had experience with this, did you end up offering a roof, a credit, or telling a buyer take it or leave it?

EDIT: Roof is original to home to the best of my knowledge. 20yrs old. Standard asphalt shingle roof.

EDIT 2.0: 1st roofer came out, local company that I trust, and they very much wanted to tell me that it didn't need replacement. Unfortunately, it needs to be replaced. Filed a claim with insurance and will likely pay deductible and have it replaced before closing. A lot of hail damage, missing shingles, etc. We've been lucky on the no leaks, but likely just a matter of time so we will bite the bullet and take care of it.