Exactly How Much Value Does a New Roof Add To Your Home?

Your home’s exterior is the first thing a buyer sees — and your roof is part of that crucial first impression. A few cracked shingles may not deter buyers, however if your whole roof is in bad condition, you will want to take care of it before listing.

While a new roof can be expensive, it May Be worth it when you consider the negative impact your current roof might have in your sale:

Fewer offers: A home that needs a great deal of maintenance won’t appeal to buyers searching for something move-in ready, so you may get less interest on your property.

Longer sale process: It may take more time to sell because buyers may want to negotiate the sale price, or they may request a roof repair or replacement before closing.

Reduced offer price: Anticipating the cost of replacing the roof later, buyers may not be willing to pay as much for your home in its current state.

Roof repair and replacement alternatives

There are varying degrees of roof repair and replacement, based on the state of your current roof and your budget.

Shingle replacement

If you have damaged shingles from wind or tree branches, replacing individual shingles can be relatively cheap — just make sure they match your existing roof.

Partial re-roofing

If there are just certain sections of your home’s roof that need repair, you can do a partial re-roof. You can only do a partial re-roof so many times before you are most likely to get an uneven slope. If your home already has multiple layers of roofing on it, you may have to do a whole new roof, which is quite a bit more expensive because the old roof has to be repaired first.

New roof

Based on wear, age and climate, you might be expected for a full roof replacement. You usually have two choices:


In a tear-off roof replacement, the old roof is totally eliminated and replaced with a new one. There are a few important benefits to this approach. First, it allows you to inspect the roof for further issues. And shingles hold better if they’re attached directly to the home’s structure (instead of other shingles), so it’s a higher-quality finish.


A less expensive alternative, this approach involves applying a new roof on top of the old one (without removing the inherent roof). Cosmetically, it will look the same, and you can still market it to buyers as a new roof.

How far does a new roof increase home value?

A new roof can increase home value, but you might not find a 100% return on investment — quite few enhancements, if any, offer a full recoup of money spent. However, if you don’t find a huge financial yield, a new roof can make you more inclined to get full asking price, lower time on market and smoother negotiations.

How much of a return on your investment will you see a roof replacement?

Replacement — asphalt shingles

Asphalt shingles are one of the most widely used types of roofing materials. They’re hardy, waterproof and relatively easy to install.

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

Replacement — metal

Metal roofs are durable and low maintenance. They’re most commonly found in more snowy parts of the nation.

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

Should I replace my roof before selling my house?

If you think your existing roof may cause issues during your home sale, then you need to replace it before listing. A roof replacement is costly, so make sure you really do need a new roof. If you do decide to move forward, you are going to be in good company.

An alternative to roof repair or replacement

If you don’t want to spend the time or money to repair or replace your roof before listing, consider selling through Zillow Offers instead. If your home is eligible, you can skip the listing process and sell your home as-is to Zillow for cash.

Signs you Want to repair or replace a roof before selling

The following items can both negatively impact your curb appeal and flag issues for a home inspector:

  • Buckling shingles
  • Cracked shingles
  • Sagging roof (which could indicate underlying deck rot)
  • Lost granules (found in gutters and downspouts)
  • Leaks
  • Ice dams (in winter)
  • Recent wind or hail damage

What type of roofing material should I use?

If you are only replacing shingles or part of the roof, you’ll want to match your existing roof material. But if you’re replacing the roof completely, you have additional choices.

Asphalt shingles

Durable, affordable and easy to install, asphalt shingles are the most common roofing type from the U.S. and can last 25 years or more. They also come in a wide range of colors.

Synthetic or composite shingles

These shingles are designed to look like slate or wood but are comparably priced to asphalt. They can last up to 50 years with minimal maintenance.

Wood shingles

While they seem nice, wood shingles are about twice as costly as asphalt, and they also last around 25 years. Note that some cities don’t allow wood shingles due to fire hazards.

Metal roofing

A metal roof is made out of connecting sections of metal roofing cut to fit your home. Metal roofs are expensive, but they’re incredibly durable and can last 50 years or more. They’re common in areas where there is a great deal of snow, as the slippery surface sheds snow easily.

Tile, clay or cement

Frequent on Spanish-style homes, tile, clay or cement tiles are incredibly long lasting — from 50 to 100 years. They’re also expensive, costing about twice as far as asphalt.


Considering that the shingles are made of real stone, slate roofs can last over 100 years. But they’re heavy and expensive, costing up to 20 times greater than asphalt.

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