When considering putting your house on the market, it’s a good idea to make necessary alterations to sell it for your desired price. While there are some factors that you can’t influence (like the location of your property), there are some improvements that can have a huge difference in your home’s value.
What about getting a new roof? Does a new roof increase home value? If so, how much exactly? Let’s find out!
How to calculate the added value of a new roof
If you’re wondering whether a new roof may be helpful for your property’s value, the short answer is yes! But how much exactly? This depends on several aspects. To calculate the approximate increase you can expect, here are some factors you should consider.
Check out comparable properties
One of the easiest ways to find out how much replacing your roof can increase your home’s value is to check out similar recently sold properties. To get a more accurate estimate, make sure they have a roof of similar size and roofing materials that match yours. If you haven’t yet replaced your old roof, it’s smart to compare the prices of other roofing materials as well. As you can guess, some options will allow you to get more return on your investment.
Calculate the difference between a new roof and potential returns
When you have an idea of the approximate amount your house could be sold for, you should put it against the possible expenses. You can use our roof cost calculator to do this. Make sure to play around with different materials to see how the price differs for each option. Generally, asphalt shingles are more affordable, while roofing materials such as metal, slate, concrete, and clay are more expensive.
Don’t forget about energy savings
Energy savings are another important factor you should consider when calculating how much a new roof increases your home value. This depends on the local climate and the size of your property, but generally, a household could save between 10 to 25% on energy costs.
So, how much does a new roof increase home value?
According to some reports, on average, a roof replacement adds a resale value of $17,807. This suggests that, in some cases, when you choose a more affordable roofing option, you may even cover the total cost of a new roof when selling your home.
How do different roofing materials affect a home’s marketability?
Not all roofing materials are equal. Some have a better impact on your home’s value than others. Let’s take a deeper look at the differences between the most popular roofing materials.
Asphalt Shingles: If you look at an average American home, it will most likely have an asphalt roof. This material is much more affordable than other options on the market and offers a pretty good return on investment, usually between 60% and 70%.
Metal Roofs: Although more expensive, metal roofing is known for its longevity. In fact, this type of roof can sometimes last up to 70 years! As far as ROI goes, homeowners can expect around 65%, plus other benefits, like improved energy efficiency.
Slate Roofing: If you’re looking for roofing that combines both style and durability, you can’t go wrong with this material. When properly maintained, it can last up to 100 years. However, it’s important to note that slate roofs are among the most expensive options, which is why they may not always offer the best ROI. Nevertheless, if your home is located in an upscale neighborhood, this may be just what you need to make a strong impression.
Tile or Clay: One of the biggest advantages of these materials is that they absorb heat but don’t conduct it. This type of roofing is also considered to be more environmentally friendly due to its natural composition. Moreover, some homeowners may see a return on their investment reaching as much as 60%.
Final thoughts: Does a new roof increase home value?
If you’re considering selling your home down the road, you might be wondering whether it’s worth investing in significant renovations. Roofing may not always be the first task on the to-do list, but it can significantly impact your home’s value. Many prospective buyers likely won’t risk purchasing a home with an old or damaged roof. After all, that would mean more work for them.
So, if you want to be sure you’ve done everything you possibly can to get more offers and maximize your home’s value, a roof replacement may be a wise decision.
Not sure where to start? Use our roof cost calculator to explore your options, and contact American Home Contractors today for a consultation!
Fact Checked by Lita Legzdina on 02/05/2025