Which scenario represents a material defect?

A material defect refers to a specific issue with a property that affects its value or desirability and is significant enough to influence a buyer's decision. In this context, the scenario involving the roof leaking once ten years ago illustrates a physical problem with the property that could impact its integrity or the safety and comfort of its occupants. Leaking roofs can lead to further damage, such as mold or structural issues if not properly repaired. Therefore, it is crucial for potential buyers to be informed about such defects as they could require costly repairs or extensive renovations.

In contrast, the other scenarios either pertain to subjective concerns or circumstances that may not materially affect the property’s condition or value. For example, reports of a ghost or the sellers’ divorce do not influence the physical state of the home. While the death in the house might raise psychological considerations for some buyers, it does not inherently pose a physical defect. Thus, only the scenario concerning the roof leakage represents a material defect in the context of real estate transactions.