Many home repairs increase the value of the property – not necessarily as much as the cost of the repair, but enough to recoup a large chunk of the losses while possibly building value over time. Every situation is different – renovating a room that already looked new, for example, will bring less value than remodeling a room that was falling apart – but you can expect that high quality home upgrades will improve the value of a property in some form.
Kitchens and bathrooms are the upgrades that tend to have the best return, while paint and new doors have some of the least.
But what about those upgrades that people can’t easily see?
Roofing is a bit more complicated. Most people do not think about a roof unless there is an emergency, so how much value can it bring? And when does it offer the most value?
Roofing ROI
The return on investment (ROI) for a new roof can vary widely depending on the material used, the region, and the condition of the existing roof. On average, homeowners can expect to recoup about 50% to 70% of the installation cost when they sell the home. But this depends on several factors:
- How bad was the original roof? Roofs that are replaced solely for cosmetic reasons may not recoup as much value.
- What type of roofing did you replace it with? Going from cheap shingle to metal roof can have greater benefits than going from cheap shingle to cheap shingle.
- When are you going to sell the home? Roofing’s value can depreciate if you don’t intend to sell the home for decades.
Roofing has other value that is not always reflected directly in resale numbers.
A new roof provides measurable benefits beyond property value alone. It improves curb appeal, increases buyer confidence, and may also lower utility bills when better insulation and materials are used. Even if a new roof does not immediately increase the home’s appraised value by the full installation cost, it can make a home sell faster and prevent last-minute repair negotiations during inspection.
When Roofing Brings the Most Value
The value of a new roof is highest in situations where the existing roof is visibly worn, leaking, or near the end of its service life. Buyers typically avoid homes that will require major maintenance shortly after purchase. A visibly new roof signals that the property has been maintained and will require fewer large repairs in the near future.
There are also benefits in using modern materials. Today’s roofing systems often include improved underlayment, better ventilation, and higher wind and impact ratings. Some reflective shingles can even reduce heat absorption and lower energy costs during the summer months. These improvements increase both comfort and long-term savings, adding to the practical return on investment.
How Roofing Type Affects ROI
Different roofing materials offer different returns:
- Asphalt shingles – The most common and cost-effective option. Offers around 60% ROI, with strong appeal for buyers seeking low-maintenance protection.
- Metal roofing – Often more expensive but can last 40 years or more, with about 70% ROI and strong appeal for durability-conscious buyers.
- Tile or slate roofing – Highly durable but expensive. ROI may vary widely based on local housing trends and property value.
The ROI is also influenced by whether the roof installation solves a visible problem. For example, replacing a leaking roof that was causing interior damage will likely bring far greater value than replacing one that still had many years of service life left.
A Long-Term Investment in Comfort and Marketability
While the dollar-for-dollar return on a new roof may not always match kitchen or bathroom remodels, roofing adds an invisible layer of long-term value. It protects every other investment within the home and ensures that the property remains marketable, safe, and efficient.
For homeowners considering a new roof, the focus should not only be on resale value but also on the broader benefits: reduced maintenance, better insulation, and confidence that the property is protected for years to come. A new roof is an investment in both the structure and stability of your home – one that often pays dividends in comfort, security, and peace of mind.
