How Much Value Does A New Roof Add?

The exterior of your home is what buyers see first. Your roof is a crucial part of that first impression. While a few damaged shingles won’t deter buyers, a roof that isn’t in good condition will.

Although a new roof is expensive, it could be worthwhile considering the potential negative effects your roof might have on your sale.

Less offers: Buyers who are looking for a home that is ready to move in will not be attracted by a home that requires a lot of work.

A longer sale process: Buyers may wish to negotiate the price or request a roof replacement or repair before closing.

Reduced price: Buyers may be reluctant to pay more for your house in its current condition if they know the cost of replacing it.

Roof replacement and repair options

There are many options for roof repair or replacement depending on your roof condition and your budget.

Shingle replacement

Replacing individual shingles that have been damaged by wind or branches can be very affordable. Just make sure they match your existing roof.

Partial re-roofing

You can partially re-roof only sections of your roof. A partial re-roof can only be done so many times that you aren’t likely to have an uneven slope. You may need to replace the entire roof if your home has more than one layer of roofing.

New roof

You might need a complete roof replacement based on climate, wear, and age. There are usually two options.

Tear it off

A tear-off roof replacement involves the complete removal of the roof and its replacement with a brand new one. This method has several key advantages. It allows you to inspect your roof for any further problems. Shingles are more durable when attached to the structure of your home (instead of to other shingles). This gives you a better finish. The best benefit of a tear-off roof is that buyers will be more interested in it. This should be included in your listing description.

Roof over

This is a less costly option. It involves putting a new roof over the existing one. It will still look good from a cosmetic standpoint and can be sold to buyers as a brand new roof.

What does a new roof do to increase your home’s value?

Although a new roof can increase your home’s value, you may not get a complete return on investment. Very few improvements offer full recoupment of the money invested. Even if you don’t get a large financial return, a new roofing system can increase your chances of getting the full asking price, lower time-on-market, and smoother negotiations.

What return will you get on your investment in a roof replacement? These are the average costs of two common roof replacement types according to Remodeling magazine’s 2019 Cost vs. Valu Report.

Replacement – asphalt shingles

Asphalt shingles are one of the most popular types of roofing material. They are strong, waterproof, and easy to install.

  • Average national cost $22,636
  • Average resale value: $15,247
  • ROI: 68.2%

Metal replacement

Metal roofs can be durable and require little maintenance. They are most common in the snowier regions of the country.

  • Average national cost $38,600
  • Average resale value: $23,526
  • ROI: 60.9%

Do I need to replace my roof before I sell my house?

You should consider replacing your roof if you feel it will pose a problem during the sale of your home. Roof replacement can be costly so ensure you have the right roof.

You’ll be in good company if you make a decision to move on. The Zillow Group Consumer Housing Trends Report 2018 shows that 18% of sellers have reported having their roofs replaced or repaired before they sell.

Signs that you must repair or replace your roof before you sell

These items can negatively impact curb appeal as well as flag problems for a home inspector.

  • Buckling shingles
  • Cracked Shingles
  • A sagging roof could be a sign of underlying deck rot
  • In gutters and downspouts, you will find lost granules
  • Leaks
  • Ice dams (in winter)
  • Recent hail or wind damage

Which type of roofing material should you use?

You will want to match the existing roof material if you are replacing only shingles or a small portion of the roof. You have more options if the roof is being replaced completely.

Asphalt shingles

Asphalt shingles are durable, affordable, and simple to install. They will last for 25 years or longer. You can also choose from a variety of colors.

Synthetic and composite shingles

These shingles look similar to slate and wood, but they are comparable in price to asphalt. These shingles can last for up to 50 years without any maintenance.

Wooden shingles

Wood shingles look great, but they are twice as expensive as asphalt. They also last for around 25 years. Some cities won’t allow wood shingles because of fire hazards.

Metal roofing

Metal roofs are made from connecting sections of metal roofing that have been cut to fit your home. Although metal roofs can be expensive, they are extremely durable and can last for 50 years or longer. Because of their slippery surface, they are very popular in areas with snowy conditions.

Cement, clay, or tile

Tile, clay, and cement tiles are common in Spanish-style homes. They can last for 50 to 100 years. They are also more expensive than asphalt and can be three times more costly than tiles.


Slate roofs are durable because they are made from real stone. However, they are heavier and more expensive than asphalt.

This post was written by a roofing professional at KCG Roofing. KCG Roofing is a premier roofing contractor that has Roofers port charlotte fl! KCG Roofing has the experience and expertise to replace or repair your roof with quality materials and excellent craftsmanship. All our roofs are backed by a 15-year leak-free guarantee, the highest in the industry. We have been family-owned and operated for over 40 years.