How Much Does a New Roof Increase Home Value

How Much Does a New Roof Increase Home Value?

If you’re thinking about selling your home, you might wonder if getting a new roof will help raise its value. 

A new roof can do a lot for a house. It’s not just about making it look better; it’s also about making it stronger and safer.

It can make your house look more appealing to buyers. They’ll see it and know they won’t have to worry about leaks or repairs anytime soon. 

But how much will it really help your home’s value? That depends on a few things, like what kind of roof you choose and where your house is. 

We’ll talk about these details and help you figure out if a new roof is a good choice for your home.

Key Takeaways:

  1. A new roof will increase a home’s value by about 60-70%, offering a high return on investment.
  2. Choosing durable, mid-range roofing materials enhances both longevity and aesthetic appeal, increasing your home’s marketability.
  3. Regular maintenance and warranty transferability add value and assurance, making the property more attractive to potential buyers.
  4. Upgraded siding, in addition to a new roof, can add up to 20% to your home’s value, boosting the appeal.

Does the New Roof Increase Home Value?

Yes, a new roof can significantly increase your home’s value by at least 50-60%. This is especially true if your current roof is old or damaged.

When you get a new roof, your house looks nicer and can also save money on heating and cooling because it’s better at keeping the weather out. 

The kind of roof you choose matters too. For example, metal roofs or special shingles might last longer and look nicer, which could make your house worth even more.

Where you live also affects how much a new roof adds to your home’s value. In places with lots of storms or harsh weather, a strong, new roof can be a big selling point.

How Much Does a New Roof Increase Home Value?

How Much Does a New Roof Increase Home Value

On average, you can expect about a 60% return on your investment in a new roof. 

This means if you spend money on a new roof, your home’s selling price could go up by around 60% of what you paid for the roof.

The exact increase in home value depends on several things. First, the type of roof you choose matters. 

For example, a long-lasting metal roof might add more value than standard shingles because it’s more durable.

Second, where you live can make a difference. In areas where bad weather is common, a new roof can be a big plus for buyers and can add more value to your home.

It’s also about timing. If your old roof is really worn out, replacing it can stop your home’s value from dropping. 

Buyers often don’t want to deal with the hassle and cost of fixing a roof right after buying a house. 

What Are the ShortTerm and LongTerm Value of the Roof?

Now, let’s look at how a new roof adds value both now and in the future. In the short term, a new roof can save you money right away. 

This is mostly because a good roof keeps your house warmer in winter and cooler in summer. That means you’ll spend less on heating and cooling, saving money on your energy bills.

Over the long term, the value of a new roof really shows. A good roof can last 20 to 50 years, depending on what it’s made of. 

That’s a long time of not worrying about leaks or repairs. This long life makes your house more attractive to buyers, especially if you decide to sell many years later. 

Also, over the years, a good roof keeps your house and everything inside it safe from weather damage. This means less spending on repairs for things like water damage inside the house. 

So, while you might not see the savings right away, a new roof is a smart investment for both the short term and the long term.

What Are the Signs That You Should Replace Your Roof Before Selling the House?

Before putting your house on the market, it’s smart to check if your roof needs replacing. A good roof is key to getting a better price for your home. Here are some signs to look out for:

Damaged Shingles

If your roof’s shingles are cracked, bent, or missing, it’s a clear sign you need a new roof before selling the house. 

Damaged shingles can’t protect your house from rain or snow, and they make your home look uncared for. Buyers might see this and worry about what else might be wrong.


If you’ve noticed water stains on your ceiling or walls, it could mean your roof is leaking. This is a big red flag for buyers. 

It’s not just about fixing the roof; leaks can lead to bigger problems like mold or damage to the structure of your home.

Ice Dams

In colder areas, ice dams can form at the edge of your roof. They happen when heat from your house melts snow on the roof, which then refreezes at the edge. 

This can damage your roof and lead to leaks. If you have ice dams, it might be time for a new roof with better insulation.

Hail Damage

Hail can cause serious damage to a roof, leaving dents or even holes. This kind of damage can weaken your roof and shorten its life.

If your roof has been hit by hail and shows signs of damage, it’s a good idea to consider replacing it before selling. 

Hail damage isn’t always easy to spot from the ground, but it can seriously affect the roof’s ability to protect your home.

Damaged Flashing

Flashing is the metal that’s used where the roof meets walls and other surfaces, like around chimneys or skylights. 

It’s meant to keep water out of these vulnerable areas. If you see that the flashing is cracked, broken, or missing, water can get into your house. 

This is a sign you might need a new roof or at least some serious repairs. Damaged flashing can lead to leaks inside your home, which could turn off potential buyers.

Buckled Roof Shingles

When shingles buckle, they form visible distortions or ridges, often running in a straight line up the roof. 

This buckling can be caused by poor ventilation in the attic or by old, worn-out underlayment of your roof. 

It’s a problem because it means your shingles aren’t laying flat, making them more likely to be damaged by wind or to leak. 

If your roof shingles are buckling, it’s a sign that the roof might need to be replaced, especially if you’re planning to sell your house.

Sagging Roof

A sagging roof is a serious issue. It often indicates structural problems, such as weakened rafters or trusses, or serious water damage. 

Sagging can be seen as a dip or curve in the line of the roof. It’s a major red flag for potential home buyers, as it suggests significant underlying issues. 

Addressing a sagging roof usually requires more than just superficial repairs and could mean a full roof replacement is needed.

Granules in Downspouts and Gutters

As asphalt shingles age, they shed their granules. If you’re finding a lot of these granules in your gutters or downspouts, it’s a sign your roof is getting old. 

These granules help protect the shingles from sun and weather, so losing them means your roof is losing its ability to protect your home. 

A roof shedding a lot of granules may soon need replacement, especially if you’re considering putting your house on the market.

How Much Does the New Roof Cost?

Now, let’s talk about what it costs to get a new roof. The price can vary a lot, depending on a few key things. 

First, it depends on what your roof is made of. Regular asphalt shingles are usually the cheapest, but if you choose something like metal or special tiles, it will cost more.

The size of your roof is another big factor. Bigger roofs need more materials and more work, which means a higher price. 

Also, if your roof has a lot of angles or special features like skylights, that can make the job more complex and expensive.

For a standard new asphalt shingle roof, the cost ranges from about $3.5 to $7 per square foot. If you’re looking at a metal roof, the price goes up – it can be around $7.5 to $12 per square foot. 

The type of metal you choose also makes a difference in cost. Options like galvanized steel, aluminum, copper, stainless steel, and zinc vary in price, and each has its own benefits and looks.

On average, you might spend anywhere from $5,000 to $10,000 for a typical asphalt shingle roof. But for more durable materials like metal, the cost can go up to $20,000 or more.

How Can I Maximize ROI on a New Roof?

How Can I Maximize ROI on a New Roof

Investing in a new roof is not just about the immediate improvement; it’s about making smart choices that enhance its long-term value. 

Here are five key strategies to ensure you maximize the ROI easily from your roofing replacement:

Avoid Layering New Shingles

It might seem cost-effective to lay new shingles over old ones, but this can lead to problems. Layering shingles traps heat and adds weight to your roof, which could weaken its structure. 

Also, when selling your home, this “newly layered” roof might not be as appealing as a completely new roof to potential buyers, which could affect your home’s value.

Choose the Midrange Roofing Materials

The temptation to pick the cheapest materials can be high, but remember, the quality of your roof affects its lifespan and overall value. 

Buyers can often tell if a roof is made from cheap materials and may question its durability. Be careful while choosing the material. 

Opt for mid-range materials that not only last longer but also complement the look of your home and neighborhood.

Regular Maintenance

Maintaining your new roof is key. Regular checks and upkeep not only extend the life of your roof but also keep it looking great. 

This maintenance can become a selling point, as it shows potential buyers that the house has been well-cared for, potentially leading to a higher selling price.

Transfer the Roof Warranty to the Buyer

Offering to transfer the roof’s warranty to the new homeowner can be a big advantage. This transfer offers buyers assurance against future issues, making your house more attractive. 

The cost of transferring a warranty is usually reasonable and can be a worthwhile investment to facilitate the sale.

Show off the New Roof as an Asset

Make sure to highlight your new roof when selling your home. A new roof is a significant asset, especially if it’s energy-efficient or made from high-quality materials. 

Mention it in your home’s online listing, have your real estate agent emphasize it, and showcase it in photos. 

This can help your home sell quicker and potentially at a higher price, maximizing your ROI.


What Is the ROI of a New Roof?

The ROI of a new roof typically ranges around 60-70%, meaning you can recover a significant portion of the investment in your home’s increased value.

What Color Roof Increases Home Value?

Neutral or universally appealing colors, like black, gray, or tan roofs will likely increase your home value as they appeal to a wider range of buyers and match various house styles.

What Is the Best Roof for a Home Value?

Mid-range, durable materials like architectural shingles or metal roofing are best for home value, offering a balance of cost, longevity, and aesthetic appeal.

Does an Old Roof Affect Appraisal?

Yes, an old or damaged roof can negatively affect a home’s appraisal, as it indicates potential future expenses and maintenance issues for buyers.

How much Value does a New Roof and Siding Add to a House?

Installing a new roof and siding can significantly boost a house’s value, potentially adding up to 20% more, depending on materials and work quality. 


To wrap it up, getting a new roof is a smart move if you want to increase your home’s worth. Most of the time, you get back a good part of what you spend on it. 

Picking the right kind of roof matters – go for strong, good-looking materials and colors that most people like. Keeping your roof in good shape also helps.

An home with an old roof can make your house worth less, so a new one can really make a difference when you’re selling. 

Plus, if you can pass the roof’s warranty on to the next owner, that’s a big bonus for them. In short, a new roof is a good investment for your home improvement project.

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