Does a Metal Roof Increase Home Value?

A metal roof increases your home value, often by between 60% and 70% of the cost of installation. Installing a metal roof costs around $11,600, on average, meaning installing one will increase your home’s value by between $7,000 and $8,100 in most cases. There are numerous factors that can affect your return on investment (ROI) and your home’s resale value, so your ROI could be higher or lower than these averages.

Factors That Influence Metal Roof Value

Not every metal roof installation will provide the same return of $7,000 to $8,100. There are several factors you’ll need to consider in order to get an accurate value estimate for your particular project.

Location

Metal roof costs vary based on where you live, with those in areas with a higher cost of living usually costing more. Since ROI is a percentage of the up-front cost of your project, your return will depend, in part, on where you live.

Metal Roof Size

Larger roofs will always cost more to install than smaller ones, but they also provide higher resale values. The lowest ROI you’ll see from a metal roof will be if you just install metal on a small slope as an accent roof, and the highest ROI will be replacing the roof over your entire home.

Metal Roof Type

There are a few different styles of metal roofs you can choose from, each providing a different ROI per square foot. Standing seam metal roofs are the most expensive and, therefore, come with the highest ROI, while sheet metal roofs are the most affordable and provide the lowest ROI.

The different types of metal roofs vary in their appearance, longevity, and ease of repair, too, so you should consider ROI in combination with these other factors.

DIY vs. Hiring a Pro

It’s possible to install a metal roof yourself, but you’ll likely see a significantly lower ROI if you don’t hire a professional. Professionally installed metal roofs instill more confidence in buyers and very often provide a better curb appeal, so most buyers will be willing to pay more if a pro installed your roof.

Additionally, metal roofs often come with lengthy warranties between 30 and 40 years in most cases, and some include longer or even lifetime coverage. However, roof warranties are often voided by a DIY installation. With buyers willing to pay more for a roof that’s still under warranty, you’ll see a greater ROI if you hire an expert.

Construction and Materials

The overall quality of your metal roof construction will affect curb appeal, longevity, and, in turn, your ROI.

You can also choose different materials for your metal roof, and the specific metal you pick will affect your up-front cost and the value your metal roof adds to your home. In most cases, the ROI will scale with the cost. For example, you’ll recuperate 60% to 70% of the cost of a zinc roof, which will be higher than the 60% to 70% you’d see back on the cost of an aluminum roof due to the price difference.

Curb Appeal

Curb appeal is a big reason why exterior home improvement projects increase your home value, so the overall appeal of your new metal roof will have a major impact on your ROI. High-end materials like copper and steel tend to look the best and will maximize ROI, as will opting for more appealing designs, like standing seam and metal shingles.

Climate

Metal roofs provide the highest ROI in areas where the reflective, slick surface will have the greatest benefits.

They’re popular in some hot climates because metal reflects a lot of sunlight and reduces solar heat gain in your home, reducing home cooling costs. According to the U.S. Department of Energy, a white or light-colored metal roof can reflect up to around 90% of the sunlight hitting it, which can have a major impact on your cooling bills. Buyers who understand these benefits will often see more value in a new metal roof and will be willing to pay more for your home.

Similarly, metal roofs are popular in cold climates that see a lot of snow because the slick surface prevents heavy snow accumulation from compromising the structural stability of your home. Metal on steep roofs in these areas will often see a higher ROI than something like asphalt shingles because of the peace of mind it provides. This makes them a popular roof option for Cape Cod homes and those in the Midwest.

How to Estimate the Added Value of a Metal Roof

The ROI from a metal roof depends on many factors, so your numbers can vary widely, and there may be other factors that affect the value you see. Below are some things that can help you get a more accurate estimate for the ROI you’ll see from a metal roof on your specific home.

• Consider the area. Start by taking a look at comparable homes in your area to see what the standard roof material is. A specific roof type will usually add more value when it conforms to the neighborhood and doesn’t stand out. If most homes in your area have metal roofs, then you might see a higher ROI when you install one on your house.

• Calculate cost and estimated ROI. Figure out how much a metal roof will cost for your particular home, including labor, materials, and permits. You can get quotes from local metal roof installers for an accurate estimate. Then, compare that cost to the expected value increase of $7,000 to $8,100 to see if it’s a worthwhile project before you sell.

• Speak with a real estate professional. Local real estate professionals can often provide insight into emerging market trends that could help you make your decision. They may note that homes with metal roofs in the area sold for more or less than those with other roof types, which you should factor in before installing a new roof.

• Get an appraisal. Consider hiring an appraiser to determine the value of your home as it stands, and ask how they would adjust the value based on the addition of a metal roof.

Cost to Install a Metal Roof

The cost to install a metal roof averages around $11,600, and the ROI you’ll see from the project averages between $7,000 and $8,100. In most cases, you’ll recuperate the majority of the cost of a metal roof in the value it adds to your home.

Remember that there are many factors that affect your project cost and also the added value you’ll see in return, including the size of your roof, the style, the specific material you choose, your location, and more.

Is a Metal Roof Worth It?

You should consider the up-front cost of your metal roof and the typical ROI of between 60% and 70% that you’ll see from the project to determine if it’s a worthwhile investment before selling your home.

If you’re not selling right away, though, think about the benefits you’ll see while you’re still in your home. Metal roofs can reduce cooling costs and save you money on electric bills by reducing solar heat gain. Metal roofs are also 100% recyclable with no degradation, so they’re a more sustainable option overall. In cold climates, especially on steep roofs, metal roofs shed snow exceptionally well and can reduce the risk of structural damage from heavy accumulation.

These benefits could make installing a metal roof worth it, whether you’re planning on moving right after the installation or living in your home for some time before selling.

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.