Does a New Roof Increase Home Value? Here’s What to Know

Whether you’re planning to sell your home in the near or distant future, it’s not a bad idea to start thinking about which projects will raise your return on investment (ROI). So, does a new roof increase home value? Building a new roof costs $9,450 on average, but can yield an ROI of 48% to 61%.

But to get that ROI you’ll need to hire a professional roofer, take trends and energy efficiency into account, and prioritize boosting curb appeal. Here’s everything you need to know to win back what you spend on a new roof.

Factors That Influence Roof Value 

If you want to get a high ROI from a roof replacement, it’s not as easy as doing the job and calling it a day. Which materials you use, the trends at the time, how good it looks on your home, and whether a pro does the job all impact how much you end up getting back when it comes time to sell. 

DIY vs. Hiring a Pro

Although it’s technically possible to replace a roof on your own, there are a lot of reasons it’s better to hire a roof contractor near you instead. For starters, you’ll need to acquire a permit to do the job and be able to prove that you have the knowledge, skills, and equipment to get it all done. 

If you’re able to get over these hurdles, there are also a number of safety risks to consider—including the actual work involved and damage that can occur afterward from poor workmanship. Most importantly, you’ll get a lower ROI (or none at all) if the final result is less than perfect, which is something only a trained professional can ensure doesn’t happen. 

Materials

There’s no shortage of roofing materials to choose from, and the value they add varies from one to another. For instance, asphalt shingles produce a higher ROI than metal panels—you can expect to get 57% of what you spend back on the former compared to just 48% on the latter. 

Curb Appeal 

First impressions are a big deal when it comes to selling a property, and the way your roof appears to interested buyers can have a significant impact on how much they’re willing to spend. Taking care to eliminate signs of wear and tear with a roof replacement will ensure that, at least from the outside, your estate is worth the asking price. 

Current Trends

Leaning into current roofing trends can make your home that much more enticing to potential buyers—especially if you’re planning on selling ASAP. If you aren’t, though, it’s better not to chance it on a style that might just go out of fashion in a couple of years, or be difficult to maintain without a hands-on approach, like a green roof. In those cases, you’re better off opting for something timeless and durable instead, like slate shingles. 

Energy Efficiency 

Investing in energy-efficient roofing won’t just get you a bigger ROI when you decide to sell—it’ll also cut your energy bills while you’re still living in your home. Modern roofs in general are better insulated than their older counterparts, but there are also a number of new roofing options on the market that are specifically designed to keep heating and cooling costs down. 

Raising the solar reflectance index on your roof by just five or 10 points can reduce what you pay on AC by 15% to 20%, which is ideal if you live in a hot climate. By contrast, darkly colored shingles will absorb more sunlight and keep your house warmer even if your local climate is wet and cloudy most of the time. 

How to Estimate the Added Value of a New Roof

The main ways to estimate how much value a new roof adds to a home involve a bit of market research and cost calculations—though you can always hire an appraiser to do the heavy lifting for you. 

1. Look at comparable properties: Not sure how much a new roof will increase your home’s value? Take a look at other recently sold or for sale properties that have similar roof sizes and use the same materials. Then, compare them with other similar properties that use different roofing materials to get a sense of how much you’ll win back from your investment. 

2. Calculate the cost of a new roof against returns: Once you know how much you can sell your home for with the new addition, calculate it against the cost of what you spent to have it done. Be sure to factor in all relevant expenses, including labor, materials, permits, and anything you spent on supplementary room and board while construction was ongoing. 

3. Consider energy savings: With energy bills getting higher every year, the possibility of having them lowered can win you back a lot of money. So, if you know your new roof will reduce your bill by 20%, factor that into your calculations to find out how much money you’ll win back in the short term. 

4. Get appraised: If you have too much on your plate to add yet another project, let an appraiser do it instead. They’ll estimate both the value of your home with and without a new roof, so you can decide if it’s actually the right move for you. 

Cost to Install a New Roof

The cost of a roof replacement ranges from $6,000 to $13,000 and is roughly $9,450 on average. Plenty of things can affect this cost, including which materials you choose—with options like metal asphalt on the lower end and tile or slate on the high end—as well as the size of your roof, the necessary permits, and whether or not you sign up for a warranty or insurance. The time of year can also have an impact, as seasons like fall are in high demand for such projects and pros may increase their rates as a result. Fortunately, financing a roof is an option if you can’t afford a project like this out of pocket. 

Is Installing a New Roof Worth It?

Whether it’s worth it to install a new roof depends on how old your current roof is, what kind of condition it’s in, and when exactly you’re planning to sell. If it’s only a few years old and in good shape, you’re better off letting the next homeowner fund a replacement, because you’ll likely spend more than you get back. 

However, if the cost of roof repairs is 50% or more of what you’d pay to replace a roof, or you know that by the time you move it’ll be past its prime, it’s better to install a new one instead.

How Angi Gets Its ROI Data

Home is the most important place on earth, which is why Angi has helped more than 150 million homeowners transform their houses into homes they adore. To help homeowners maximize the value of their investments, we gather ROI data from reputable sources, including industry reports, real estate studies, and interviews with market experts. We calculate the average resale value for projects by multiplying the ROI against the project’s average cost according to our cost data, which is sourced from thousands of real Angi customers. 

Want to help us improve our data? Send us a recent project quote or home appraisal value to costquotes@angi.com. Quotes and personal information will not be shared publicly.