Does a New Roof Increase Home Value? Decide if You Should Repair Your Roof Before Selling

As you begin preparing to sell your home, you’re likely making minor updates and repairs, like decluttering, paint touch-ups, and replacing broken tiles. One major home improvement project you may ask yourself is if you should replace your roof before selling. And does a new roof increase home value?

In this Redfin article, we’ll outline what to consider before repairing your roof and if it can help increase your home’s value. Whether you’re selling your home in Atlanta, GA, or in Santa Ana, CA, here’s what you need to know about replacing your roof before selling and if it’s worth the money.

Key takeaways

• Roof replacements can cost anywhere from $30,000 to $50,000 (or more) depending on materials.
• A roof in poor condition can impact a buyer’s loan approval.
• If you opt not to replace your roof, a roofing specialist can provide a roof certification to reassure buyers.

Does a new roof increase home value?

If your roof is in poor condition, replacing it may help increase your home’s value. While no home improvement project is guaranteed to increase your home’s value, a new roof is a more reliable option. Roof replacements are costly, and can be thousands of dollars. However, if you don’t replace or repair your roof before selling, you may run into buyers who offer below the asking price. 

Here’s a look at some of the return on investment (ROI) for roof replacements, according to a 2024 study by The Journal of Light Construction.

Roof replacement – asphalt shingles

• Average cost: $30,680
• Average resale value: $17,461
• ROI: 56.9%

Roof replacement – metal

• Average cost: $49,928
• Average resale value: $24,034
• ROI: 48.1%

Should I repair my roof or sell as-is?

As roof replacements can cost thousands of dollars, buyers may ask you to repair the roof before closing if it’s in serious disrepair. Rather than entering into negotiations with buyers or risking your home sitting on the market, it may be wise to fix your roof now. 

Well-maintained homes have the potential to sell faster because it’s one less concern for buyers to take into account. If the roof’s age may come into question when you sell, consider paying for a roofing specialist to do a maintenance service. They can certify for the roof for an additional three to five years. A certification will back you against any doubts about how many years the roof has left.

Other considerations include your home’s other features, the current housing market, and other recently sold homes. As with any major system in your home (electrical, plumbing, appliances, etc.), you should know everything you possibly can before listing your home for sale.

Signs you need your roof repaired or replaced

If you’re not able to get a roof inspection to determine your roof’s condition, here are some signs to look for.

• Cracked shingles
• Buckled shingles
• Sagging roof
• Leaks inside the home
• Ice dams during winter
• Granular loss
• Any recent damage (ex. wind, hail, fallen tree limbs)

Roof repair and replacement options

There are a few options to consider if you want to repair or replace your roof before selling your home. 

Shingle replacement 

If your roof has minor damage, such as a few broken shingles, then replacing individual shingles may be the right option. They’re not as expensive as other options, but you’ll want to ensure they match your original shingles. 

Partial replacement

If part of your roof has sustained damage, then you may want to have a partial re-roofing. However, you can only do a partial re-roofing a couple of times before the slope becomes uneven. If you’ve already done a partial re-roofing, you may need to consider replacing the entire roof.

New roof

If your roof is older or has additional damage, you may need to replace the entire roof. There are two ways to do this:

Roof over: A roof over is the less expensive option. It consists of putting a new roof over your existing roof. In other words, you don’t remove the old roof, but place a new one on top.

Tear-off: A tear-off is what it sounds like, the roofer will tear off the old roof and install a new roof. There are several benefits to this option – even though it’s more expensive. It allows you to inspect the roof and anything underneath for major issues. The new roof also looks more uniform, rather than covering up sections with new shingles. It can also be a selling point for buyers, so make sure your listing description includes your new roof. 

Types of roofing materials to consider when replacing your roof

If you decide to replace your roof, then you’ll have to pick the right roofing material. Here are some of the options to choose from.

Asphalt shingles

Asphalt shingles are the most common type of roofing due to their durability, affordability, and ease of installation. On average, they can last 25 years, if not longer. There are also plenty of colors to choose from to match your home.

Average cost per square foot: $0.70 – $4

Metal roofing

Metal roofs are extremely durable – they can last upwards of 50 years. However, they’re expensive. They’re installed by connecting sections of metal roofing. They’re more common in colder climates where snow can slide off the roof easily.

Average cost per square foot: $3 – $6

Composite or synthetic shingles

Composite or synthetic shingles look like wood or slate. They’re around the same price as asphalt shingles and are durable for up to 25 years.

Average cost per square foot: $1 – $15

Cement, clay, or tile

These materials are more common in Mediterranean or Spanish-style homes. They’re very long-lasting – anywhere from 50 to 100 years. However, they can be pricey. 

Wood shingles

Wood shingles look nice, however they’re more expensive. They can last up to 25 years, but many areas ban wood shingles as they can be a fire hazard.

Average cost per square foot: $4 – $6

Slate

Slate roofs are made of real stone, so they can last nearly 100 years. They’re extremely expensive and heavy, so some homes may not be able to support the material. 

Average cost per square foot: $8 – $18

Average cost sourced from a 2025 Angi study

Reasons to sell your home as-is

The main reason you may need to sell your home as-is because you don’t have the time to make repairs or can’t afford them. If you decide to sell as-is, consider pricing your home lower. This compensation could work in your favor to attract multiple buyers. So, if you price your home at the mid-to-low range compared to other nearby homes for sale, you may not have to worry about repairs at all.

Will selling as-is affect the buyer’s loan approval?

Should you decide to sell as-is, you’ll need to make sure it won’t affect your buyer’s loan approval. Minor maintenance typically doesn’t factor in. However, if the roof is nearing the end of its useful life or needs major repairs, a lender will commonly make the repairs a condition of loan approval. The cost typically falls to the seller and repairs are required before closing. 

Final thoughts on repairing a roof before selling 

Replacing a roof is a major investment, but if your roof is in poor shape, it can impact your home’s marketability. If repairs aren’t feasible, a roof certification or a competitive asking price may help offset concerns. Understanding your roof’s condition before listing can help you make an informed decision and maximize your home’s value.

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