Does a New Roof Increase the Value of a Home?

Does a New Roof Increase the Value of a Home?

When it comes to home improvements that offer a good return on investment, a new roof might not be the first thing that comes to mind. Kitchen upgrades and bathroom remodels often steal the spotlight—but what about the top of your house? Can replacing your roof actually increase the value of your home?

The short answer is: Yes—but there’s more to the story.

Let’s break down the ways a new roof can add value and whether it’s the right investment for your home.

1. Curb Appeal and Buyer Confidence

First impressions matter—especially in real estate. A brand-new roof can dramatically improve your home’s curb appeal, giving it a clean, well-maintained appearance. But even more importantly, it signals to potential buyers that major maintenance has been taken care of.

Many buyers are wary of homes that need big-ticket repairs. A new roof removes a major concern and can give your home a competitive edge in a crowded market.

2. Return on Investment (ROI)

According to Remodeling Magazine’s annual Cost vs. Value Report, a new asphalt shingle roof can provide an average ROI of 60–68%—depending on your location and the specifics of the project. That means if you spend $15,000 on a roof replacement, you might recoup around $9,000–$10,000 in added home value.

That’s not a full payback, but the improved marketability and faster sale can often make up the difference.

3. Energy Efficiency and Modern Features

Modern roofing materials are more energy-efficient than those used even a couple of decades ago. Features like cool roof technology or improved insulation can reduce heating and cooling costs—something savvy buyers increasingly care about.

Some roofs also come with transferable warranties, which can be an added selling point.

4. Home Inspection and Insurance Benefits

If your roof is nearing the end of its life, it could become a sticking point during the home inspection. An older or damaged roof might force you to negotiate the price down—or worse, lose a deal altogether.

On the flip side, a new roof can sometimes lower home insurance premiums, since it reduces the risk of leaks, structural damage, and weather-related claims.

5. Not All Roofs Add Equal Value

The type of roof and the quality of installation matter. High-end materials like metal, clay tile, or architectural shingles may offer greater durability and curb appeal but at a much higher upfront cost. Make sure the investment aligns with your neighborhood and market expectations—you don’t want to over-improve for the area.

Should You Replace the Roof Before Selling?

If your roof is:

• Leaking
  
  
• Over 20–25 years old
  
  
• Visibly damaged or sagging
  
  

…then replacing it could be well worth it before listing your home.

However, if the roof is in good condition, you may not need a full replacement. In some cases, a professional inspection and minor repairs can satisfy buyers and inspectors without the bigger investment.

Final Thoughts

While a new roof won’t always offer a dollar-for-dollar return, it adds tangible value in terms of curb appeal, buyer confidence, and peace of mind. It can help your home sell faster, attract more serious buyers, and avoid costly surprises during inspection.

So, does a new roof increase the value of a home? Absolutely—but perhaps more importantly, it increases your home's marketability and lowers the stress of selling.

If you're considering replacing your roof, contact Sierra Roofing and Solar and a real estate professional to see how it fits into your overall home-selling strategy.