Does A New Roof Increase Home Value?

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How Much Does A New Roof Increase Home Value?

How Much Does A New Roof Increase Home Value?

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Let’s go straight to the point. A brand new roof can add a national average of $12,000-$15,000 to your home value. It can also boost your appraisal value.

But it’s not that simple. We’ll explain it more thoroughly in the succeeding sections.


Installing a New Roof: Is It Worth It?

A home’s roof is most buyers’ non-negotiable. Put yourself in their shoes and ask yourself, will you buy or pay more for a house with a leaky roof? Probably not.

When a buyer purchases a house with a damaged roof, they would have to go through the stress and costs of roof replacements. Whether it’s a full-roof replacement or a tear-off roof replacement, it will cost them a lot.

And as home buyers, they wouldn’t volunteer to go through that kind of hassle. Most likely, they’ll cross you off of their list of options. In this sense, getting a new roof is worth it or even a necessity.


When Should You Replace Fix an Old Roof?

Don’t get us wrong, we’re not saying that homeowners are obliged to get new roofs just because you’re selling a house. That’s not how it works.

Here are some signs to help you determine if you need new roofing:

  • If you have a sagging roof.
  • If there is gutters mold forming.
  • If there’s an underlying deck rot.
  • If your roof is leaking.
  • If the exterior is severely damaged.
  • If the roof’s age is over 50-6o years old.


However, if you have minor issues such as:

  • Missing shingles
  • Cracked shingles or damaged individual shingles
  • Minor issues on roofing materials


You only need a roof repair, which costs significantly less. So, does that mean that you have to go broke fixing the old roof? Well, yes and no.

Yes, because it was your home. You had the responsibility of maintaining it. It’s only decent to pass on a functional house with a proper roof.

But no, you don’t have to go broke. Think of it as an investment. You can improve the new roof, add cool features, then reasonably add the costs to your home value.

Buyers will most likely consider it since it saves them the hassle and other additional costs.

It’s a win-win situation. They have a new roof and an increased resale value, and you made a good return on investment.


Kinds of Roof Replacement and Roof Repair

There are big differences between a total or partial re-roofing and only minor repairs. To save you time and money, it’s best to assess the condition of your existing roof and find what it needs.


Total Roof Replacement

One of the most costly parts of home renovations is a new roof replacement. That means you have to tear off the entire old roof and rebuild a new one.

For severely damaged roofs, this is more efficient as you don’t have to waste time digging through the multiple layers.


Roof Over

Some have a new roof installed over the old one. It looks great on the outside and can be branded as a new roof, but the damaged existing roof is still underneath.

While this method will save you money and make it easier to sell, we don’t encourage doing this unless there’s full disclosure and the buyer agrees.


Shingle Replacement

Shingles are those brick-like pieces that your exterior roof consists of. If only the outside is damaged, replacing shingles can be easier since there are no deeper rots.



New Asphalt Shingle Roof

An asphalt shingle roof is the most common type of replacement because they are cost-effective. The average national cost is around $20,000 with a $15,000 resale value.

They’re affordable but look luxurious at the same time, increasing the chances for sales and a high return on investment (ROI).


Another reason why asphalt shingles are a favorite is that contribute to improved energy efficiency.

An asphalt roof is known to lower the temperature at home, which leads to less use of air conditioning units, less cooling costs, and lower utility bills.

Now, who doesn’t want that?


Partial Replacement of Repairs

For some, only a small square foot needs attention. In some cases, they may only want to change the roofing material. Replacing individual shingles can still improve the home overall.

Here are some options to consider:

  • Metal Roofing
  • Composite Shingles
  • Wood Shingles
  • Slate Roofs
  • Asphalt Shingles


Metal Roofing / Metal Roof

For countries that experience blizzards or typhoons, metal roofs can be a big plus. It’s durableheavy-duty, and requires minimal maintenance.

Metal roofs are slightly expensive with an average national cost of around $38,000 and a resale value is an average of $23,000.

But given these numbers, the return on investment for a metal roof is pretty high.


Composite Shingles

Also known as synthetic shingles, these are the types that are made to look like slate or wood shingles but aren’t. They cost the same as asphalt shingles and can last 50 years.


Wood Shingles

Aesthetically, these roofs look like something you find in a remodeling magazine. They look sophisticated. But naturally, they’re expensive too.

Sadly, they don’t last very long (only 25 years) and if you ask us, asphalt shingles are still the better option. Some real estate agents don’t recommend wood shingles because it’s a fire hazard.


Slate Roofs

If you want real durability, nothing beats the performance of heavy roofing materials like slates. If you invest in these, you probably don’t have to get a new roof in your entire lifetime.

And of course, they’re very expensive. If you need durable roofs that cost less, go for a metal roof.

Asphalt Shingles

Last but not least, you can also do partial replacements with asphalt layer shingles. The average homeowner will probably opt for this.

As discussed, they give a high return on investment and add to the overall home value. Not to mention, it’s an energy efficiency factor!


Important Things to Remember

When selling your house, there are crucial factors to remember. Though this isn’t specifically about a new roof, we will discuss the basic things for you to note.

You Must Disclose All of the House’s Issues

You can’t have a high asking price and keep all of the issues to yourself. If you’re proven to withhold information, it has serious legal implications. This is why we mentioned above that we discourage a new roof over unless disclosed.


Don’t Focus on Curb Appeal Only

As the term suggests, curb appeal is the appeal of the house when you see it by the curb or sidewalk.

In easier words, don’t ignore all of the interior problems and quality. While the exterior is great, bigger problems inside are huge turn-offs for buyers.


Expect Additional Costs

The answer to “how much does a new roof increase home value?” is a yes. We’ve already established that.

However, keep in mind that getting a new roof is not a magic sales tool that automatically bumps up your home value beyond the asking price. You must consider your costs too.

  • Roofing materials fee
  • Home inspector fee
  • Other home improvements (other than the roof)
  • Contractor fee


After all, it’s still a business transaction, and the profit matters. If your expenses on the new roof don’t outweigh your selling price, does it still matter how much value the house has?


Benefits and Drawbacks of Installing a New Roof

If you’re still hesitant about the decision, you may want to assess the pros and cons. But note that these matters are still subjective to various circumstances.


New Roof Benefits (Pros)

  • It can increase the selling price of the house.
  • It upgrades the quality and aesthetic value of the house.
  • It saves the buyers’ time.
  • It increases the buyers’ interests.
  • You’ll have good ROIs.
  • You can profit from the installation of the new roof.


New Roof Drawbacks (Cons)

  • You shell out money at first.
  • It requires time and energy on your part.
  • It helps but doesn’t guarantee buyers.


How Much Value Does a New Roof Add: Frequently Asked Questions [FAQs] [Q&A]

To help you further, here are some FAQs that we’d like to address!

Can You Sell a Home With a Bad Roof?

Technically, you can.

As mentioned, a new roof is not mandatory. There are takers for bad roofs, mostly those who plan to flip the house themselves and resell it. But expect that they won’t buy the house at a high price.

If you think your house has the potential to sell more with a new roof, then going through the replacement is a worthy choice.

When’s the Best Time to Have a Roof Replacement?

You can do it all year round, but the optimum season would be during fall. The weather condition is perfect.

You have to consider external factors like rain, sun or heat, and snow, these might slow down the process or expose the exterior roof too much.


How to Negotiate Cheaper Roof Replacements?

It’s a good idea to lessen the cost as much as you can. Here are some tips for negotiations:

  • Give your reasonable price when you ask for a quotation. See if they’ll agree.
  • Ask for help from your insurance company.
  • Request to source your roofing materials.
  • Ask around and compare the quotations. Negotiate using what you’ve gathered.
  • Offer an irresistible down payment. They might accept a large amount upfront.


It still depends on the service company you’re approaching. These tips are not guaranteed to work on all of them, but it’s worth a shot to try.


Do Roofs Affect Appraisal?

Yes, more than you think.

The condition of your roof reflects how much you take care of and maintain the house. An old roof will lead to a lower appraisal, and a bad, faulty roof will significantly affect your appraisal negatively.

As it follows, a functional roof in great condition will also improve appraisal value.


What’s the Average ROI on a New Roof?

On average, we’ve seen over 60% ROI rates when homeowners install new roofs. It varies depending on your roof material and cost, but the general return is a promising rate.


Will Roofing Costs Increase in 2022?

Expert predictions point to yes. Given the global pandemic and economic crises we’ve faced over the past two years, expect prices to go up. Not just for roofs, but in general.

If you’re looking to flip houses this year, it’s best to start saving and look for ways to be smart about your costs.


How Often Should Roofs Be Replaced?

The lifespan of roofs depends on the material. Typically, the average roof lasts about 20-50 years. Some stronger and more expensive materials last a lot longer.

Here’s a rundown of the materials and their lifespans:

  • Asphalt shingles: 15-30 years
  • Composition shingles: 10-20. years
  • Wood shingles: 20-30 years
  • Metal roofs: 40-70 years
  • Slate roofs: 100 years and beyond


The duration will vary based on how you maintain it on a daily and the external factors in your location (i.e., does it always storm in your area? If your roof is exposed to intense sunlight?).


Summary [TL;DR]

To wrap up our discussion, here’s a TL;DR for your reference.

A new roof increases home value. Research has shown a promising ROI rate of 60% on average. However, a new roof does not guarantee that you will sell your house and profit in an instant.

You have to calculate the cost and profit that you’ll make. The less cost, the better. Don’t just dive headfirst into the whole roof replacement matter.

The roof is not the only factor that buyers look for. There are other parts of the house such as your kitchen, rooms, walls, attic, and overall location in the neighborhood.

If you’re on a budget, you don’t necessarily have to replace the entire roof altogether. There are cheaper options, such as cleaning your roof, that will improve your roof condition without breaking the bank.



So, did this article enlighten you on your decision to get a new roof? It’s a worthy decision, but you should do it smartly. Come back to this article for guidance as you go!

Good luck!

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