How much value does a new roof add is a key question for many homeowners planning upgrades. A new roof can increase your home’s resale value and help attract more buyers. While small projects like power washing or yard work improve appearance, roofing impacts long-term protection and investment return. Most roof problems are hard to see without professional training. Even if your roof looks fine, age or wear may lower your property’s value.
Roofing is not a DIY task—it’s complex and costly to fix if done wrong. The main benefit of replacing your roof is the potential boost in home value. A full roof replacement not only improves safety but can also significantly increase your home’s worth. Using modern materials like asphalt shingles or metal roofs during a new roof installation can enhance curb appeal and improve energy efficiency.
In this article, we’ll explain exactly how much value a new roof adds and why this upgrade can be a smart financial decision.
Reasons to Install A New Roof
If you look at your existing roof and everything seems fine, you might not even consider getting a new roof. But an aging roof or visible deterioration isn’t the only reason you should weigh your options. A new roof can improve your home’s appearance, give you a chance to upgrade roofing technology, increase your warranty length, solve any annoying problems, and improve your home’s property value.
1. Improved Your Home’s Appearance
Even if your roof doesn’t look like it’s about to fall off and cause destruction, a new roof will give you a huge upgrade on appearance. Today’s roofing projects use materials made in a variety of textures and colors, giving homeowners an opportunity to better complement their siding, home’s exterior, and landscaping.
2. Upgrade Roofing Technology
As energy efficiency continues to grow in importance, roofing materials have started to adapt. Now, there are plenty of asphalt shingle roof options available on the market that help reflect solar heat and thus, improve the overall energy efficiency of your home.
3. Increase Warranty Length
A lot of older roofing warranties only lasted about 15–25 years. With the improvement in the technology and material of today’s new asphalt shingle roof, these warranties have gotten longer. If you’ve just moved into a new home, this is a great way to get long-lasting peace of mind before any problems surface.
4. Solve Problems
If you’re already facing roofing problems, a new roof lets you fix everything at once. If you notice signs like a sagging roof or missing shingles, it may indicate deeper issues. The more severe your roofing problems are, the more it makes sense to get a new roof. If you’re unsure about your existing roof’s condition, get a professional roof inspection.
5. Improve Your Home’s Property Value
Finally, getting a new roof will improve your home’s property value by thousands of dollars. It increases aesthetic value alongside functional value and can help you sell your home with ease. A roof replacement adds long-term protection and makes a strong first impression with potential buyers.
How Does Your Roof Affect Your Home’s Value?
To get a better understanding of how a roof improves your home’s property value, it’s important to look at a few factors. If you consider all of the things your roof does, it makes sense why it has such a big impact on the overall value of your home. Your roof is your home’s major insulator. It allows you to gain better control of your home’s energy efficiency and in turn, lowers the cost of your utilities. Your roof also protects you from the obvious—rain, wind, sleet, snow, hail, and more. It keeps you and your family, along with all of your belongings, safe regardless of what’s going on outside.
Your roof also impacts how your home looks from the outside. The foundation and bones of a house may be beautiful, but if it has a roof that’s degrading and falling apart, no one’s going to pay attention to anything else. This is problematic if you’re considering selling. It’s also problematic if you need a home inspection of any kind. Believe it or not, the health of your roof is one of the biggest factors in determining the overall value of your home.
All-in-all, a new roof will likely give you a return on investment of about 60-68%, depending on the condition of your old roof and quality of materials used.1 You’re not going to get 100% ROI, but that doesn’t mean that you shouldn’t consider it. A new roof will increase your home’s average resale value by about $12,000 based on national figures.2 This is better than many renovation projects or even home additions, especially in today’s competitive housing market, so it’s worth considering.
Short-Term vs. Long-Term Roof Value
Something else you should consider is the short-term value of a new roof and the long-term value. As soon as you get a new roof, you’ll feel like you bought a new car. It will ultimately give your home a makeover and immediately increases the curb appeal and overall aesthetics. For some people, this alone is worth the investment. Having a sense of pride when you pull up to your home, host parties, or look up in the middle of yard work does wonders for our mental health. When we’re proud of where we live, we’re more likely to respect it and take care of it in other ways. This short-term value will continue to last well into the long-term benefits.
The long-term benefit of a new roof is the longevity of this feeling. Roofs are meant to last, and today, with stronger materials like slate roofs and more aesthetic options, you’ll get to enjoy the beauty of your roof for 20 years or longer. You’ll also experience fewer problems and better energy costs, both of which will help you saved money on a month-by-month basis. If you know that you’re going to be selling your home in the near future, a new roof now allows you to reap the benefits of both short-term and long-term aspects.
Should You Install a New Roof Right Before Selling Your Home?
If you’re about to sell your home, you’ll probably consider whether or not you should install a new roof. In some cases, minor repairs may be enough to satisfy inspection requirements or improve appearance without the cost of a full replacement. While it can be beneficial in certain circumstances, that’s not always the case. As we mentioned, your roof will likely increase the value of your home by around $12,000, but a new roof will cost more than that. In a competitive real estate market, buyers may expect move-in-ready homes with updated roofs. It’s also wise to consult a real estate agent who understands local trends and can advise whether a new roof will help your home sell faster or at a higher price.
The Cost of a New Roof
The first thing you need to do is consider how much a new roof will cost. To do this, you have to research materials, get more information on the true size of your roof, and consider any roofing obstructions that you have (i.e., skylights or vents). The type of roofing you choose will also significantly impact the cost. If you’re working on a budget, asphalt shingles will be the lowest cost. If you want something more luxurious, you can expect to pay substantially more—usually thousands of dollars more. The larger your home’s roof is, the more money a new roof will cost. Materials are usually sold per square foot and a larger roof also requires more labor. If your roof has no obstructions, it will be cheaper as the labor is easier. If you have a lot of skylights, a steep roof, or a number of other obstructions, you’ll end up paying more.
The best way to get a better understanding of whether or not you should install a new roof right before selling your home is to talk to a professional roofing contractor. Getting an estimate before you put your house on the market will allow you to weigh your options during the selling process. If you have a roof that’s in poor condition, it might not pass an inspection, and a new roof might be a pre-requisite for many buyers. If your roof replaced is recent and visually appealing, you may be able to sell faster and at a higher price.
Summary
If you’re interested in getting a new roof installed to help roof increase home value, contact the professionals at First Star Exteriors today. At First Star Exteriors, we believe there’s a perfect balance between hands-on, personable treatment, quality of work, and speed of delivery. We take the time to understand your needs and communicate effectively from the first quote to the last nail being placed. To learn more about our roofing repair options or to get a quote from us today within 48 hours, contact us at (479) 267-4800 or fill out our contact form here.
Sources:
1 https://www.zillow.com/sellers-guide/should-i-replace-my-roof-before-selling/
