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How Much Value Does a New Roof Add to Your Home?

Installing a new roof increases your home’s value, with an average ROI of over 60% for asphalt shingles. This post details how material quality, aesthetic appeal, and energy efficiency enhance property value.

Factors Affecting the Value Added by a New Roof

When considering upgrading your home with a new roof, several factors can influence how much value this improvement adds. Here, we’ll explore how the choice of materials, the look of the roof, its energy efficiency, and its durability and warranty can play pivotal roles.

Material and Quality

The type of material used for your new roof significantly impacts both its cost and the value it adds to your home. High-quality materials like slate or high-end tiles may cost more upfront but can dramatically increase your home’s market appeal and resale value. On the other hand, more affordable options like asphalt shingles provide less of a boost in value but are still attractive due to their cost-effectiveness and decent lifespan.

Aesthetic Appeal

A new roof can greatly enhance your home’s curb appeal, which is the first impression it makes on potential buyers. A roof that looks new and stylish can make your entire home appear more inviting and well-maintained. This visual appeal can be particularly impactful in competitive housing markets where first impressions are crucial.

Energy Efficiency

Modern roofing materials are designed not just to protect your home from the elements but also to improve its insulation and energy efficiency. A roof that helps keep a home warmer in winter and cooler in summer can be a big selling point. It not only reduces energy costs but also adds to the home’s overall eco-friendliness, a growing concern for many buyers.

Durability and Warranty

The durability of a new roof is also a key factor in its value addition. A roof that will last many years without needing significant repairs is highly appealing to potential buyers. Additionally, roofs that come with transferable warranties offer an extra layer of security that can be very attractive. These warranties, which can be passed on to the next homeowner, assure buyers that they won’t face hefty roofing expenses anytime soon, adding a tangible value to the deal.

These factors collectively determine how much a new roof adds to your home’s value, making it a wise investment for many homeowners looking to sell or simply improve their home’s market stance.

ROI of a New Roof

newly installed asphalt shingle roof on a house

Investing in a new roof can significantly increase your home’s resale value, although the exact return on investment (ROI) depends on the type of roofing material you choose and the current housing market. Understanding the potential financial benefits can help you make an informed decision when considering a roofing upgrade.

Asphalt Shingle Roof

Asphalt shingle roofs are a popular choice due to their cost-effectiveness and decent durability. According to the 2023 Cost vs. Value Report by Remodeling Magazine, the national average cost for replacing an asphalt shingle roof is $29,136. With an average ROI of 61.1%, you can expect an increase in home value by about $17,807 when you sell. This makes asphalt shingle roofs a viable option for those looking to enhance their home’s marketability without breaking the bank. Discover more about asphalt shingle roofs in our blog post titled “What is an Asphalt Roof?”

Standing Seam Metal Roof

If you’re considering a more durable option, a standing seam metal roof could be a great choice. Though more expensive, these roofs are known for their longevity and superior protection against the elements. The same report lists the average cost for a standing seam metal roof at $47,414, with a slightly lower ROI of 48.9%. This investment can boost your home’s resale value by approximately $23,163. While the upfront cost is higher, the durability and aesthetic appeal of metal roofs often justify the investment, especially in regions with harsh weather conditions.

Market Variations

It’s important to remember that these figures are national averages. Actual costs and ROI can vary significantly depending on local market conditions and the specifics of your home and neighborhood. Consulting with a local real estate expert or a roofing professional can provide a clearer picture of how much a new roof will impact your home’s value in your specific area.

Considerations Before Installing a New Roof

roof installation and replacement by professional roofers

Before deciding to install a new roof to increase your home’s value, there are several factors you should consider. Making the right choices about timing, repairs, and installation can greatly affect both the cost-effectiveness and the impact of your investment.

Timing of Roof Replacement

Choosing the right time to replace your roof is crucial. If you’re planning to sell your home, consider the current condition of your roof and how it might affect your home’s appeal and pricing. A new roof can be a strong selling point, but it’s a significant investment. Ideally, you should replace your roof if it is near the end of its service life or visibly deteriorating, as this could directly impact the valuation and attractiveness of your home on the market.

If you’ve decided to replace your roof, check out our Roof Replacement Cost Calculator. It gives you a fast and free estimate in seconds.

Assessing the Need for Minor Repairs

In some cases, minor repairs might be enough to extend the life of your roof without the need for a full replacement. If your roof generally is in good condition with only a few problem areas, repairing those might be more cost-effective. However, if repairs become too frequent or costly, or if they could mask underlying issues that might deter prospective buyers, investing in a new roof could be a smarter, more value-adding move.

Importance of Professional Installation

The quality of installation is as crucial as the quality of the materials used. A poorly installed roof can lead to numerous problems, such as leaks and structural damage, which could negate the added value of having a new roof. Ensure you hire a reputable and professional contractor for the job. Verify their credentials, check reviews, and possibly get recommendations from trusted sources. A reliable contractor will not only provide quality workmanship but also warranties that add value and assurance for potential buyers.

Instant Roofer makes it easy to find a roofer and connect with contractors in your local area. Visit our Find a Roofer page to get started.


Installing a new roof can be a smart decision if you’re planning to sell your home. It not only improves the look of your house but can also significantly increase its value. By replacing your roof at the right time, using quality materials, and ensuring professional installation, you can make your home more attractive to potential buyers. This is especially important in competitive housing markets where first impressions matter.

Furthermore, a new roof reassures buyers that they won’t have to worry about immediate maintenance issues, which can be a big selling point. It shows that the house has been well-maintained, potentially leading to quicker offers and possibly a higher selling price. In the end, the cost of a new roof can be a worthwhile investment, making your home stand out and appealing to buyers who are ready to pay for quality and convenience.

Fact checked by Adrian Catolico – 6/11/2024