How Much Value Does a New Roof Add to a House? The Average Increase to Expect on an Appraisal

Man installing roof tiles

A complete roof replacement not only changes the look of your home’s exterior, but it can also add thousands of dollars to your home’s value.

How much value does a new roof add to a house? The dollar value of a roof replacement depends on the size of your roof, the material used for the replacement, and the total cost of contractor and supplies. The return on investment can be impressive once you examine cost versus value.

There are several materials you can use for a new roof, like metal, terracotta and concrete, and they all have their advantages and disadvantages. Here’s an overview of roof replacement and its value in the resell market.

Roof Replacement and Resale Value


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A roof replacement adds beauty and value to your home. This remodeling project lacks the glamour of indoor projects, like a living room or kitchen remodel, but it will add resell value to your house.

A well-maintained roof may last 20 years or more, but if you live in a region with a lot of snow or rain, you may need to replace the roof sooner rather than later.

How much value does a new roof add to a house? The added money you’ll get from a buyer is well worth the amount you’ll spend on the repair.

Check for the following problems. You probably need to have your roof replaced if you have a few of these warning signs:

  • Sagging
  • Mold along the roof edge
  • Torn flashing
  • Dried out caulk under the flashing
  • Dented or missing shingles
  • Granules that look like sand in your gutters

The return on investment (ROI) for home improvement shows a new roof increase resale value by $14,000, according to Remodeling Magazine’s 2017 statistics. You can expect to get back 62.9 percent of the money you spent on repairs from the buyer. New roofing increases the value of your house more than a backup generator or bathroom remodel.

Reasons to Install a New Roof

man installing roof tiles

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Brand new shingles, especially high-grade asphalt, come in many color and texture options. You can make your roof look like rustic slate using less-expensive asphalt with these new style choices.

How much value does a new roof add to a house? According to recent studies, you'll sell your home for $14,000 more by installing a new roof. A new roof adds more sale value than most in-house remodeling projects.

Warranties for shingles may last as long as 50 years, providing better protection for you and the new homeowner. Energy Star® rated cool roof technology reduces electricity costs because they reflect heat from the sun. You’ll avoid being dependent on your air conditioner all summer.

Building inspectors and appraisers will examine your house before you put it on the market. A faulty or shoddy-looking roof can delay your sale, so you should replace your roof before you start the sales process.

Determining the Cost of Roof Replacement

scaffold roof tiles repair

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You’ll need to think about what material to use for your new roof and how much it will cost before choosing a contractor. Asphalt shingles are the best choice if you’re on a budget, and asphalt shingles can look just as attractive as other materials. Slate and tile shingles cost more than asphalt at an average of $1,500 per 10 by 10 feet.

Measure your roof size. Add the square footage of all your roof planes to get the total amount. Multiply the length and width of each plane for total square footage.

Does your roof have lots of skylights and vents? If so, labor costs will increase. The contractor cost also increases if you have a steep roof.

The average roof replacement in the U.S. costs $7,500 on a 2,000 square foot ranch house. The cost per square foot averages out to $2.40 to $3.75 for every square foot. An average price of $3.00 per square foot works best for most people.

Shop around for a contractor with reasonable prices and an excellent reputation. Talk to other homeowners who’ve using roofing contractors. Online reviews are an excellent tool for learning more about contractors, but try to talk to homeowners in person or over the phone and ask questions about the service to make the best decision.

A new roof gives your home more curb appeal. Anyone on the street can see the exterior of your house, and be more inclined to check the inside if the roof and exterior elements look promising.

Roof Shingle Types

There are several materials you can use to redo your roof. Some are more expensive than others, and you’ll need to consider your region’s climate and the overall design of your house before choosing a shingle material.

Cedar Shakes

Cedar shake tiles resist weather damage and pests. These tiles initially resemble natural wood but develop a gray or silver color as they age. Manufacturers produce   them as smooth wood shingles or rustic wood "shakes."


Clay roofing tiles are also referred to as terracotta tiles. These tiles are considered "cool roofing" tiles. Terracotta is hard-fired clay and is made from extracted earth and water. The mixture is shaped before it’s baked. This material has been used in architecture and art for centuries.

The clay used for roofing usually resembles the local clay used for manufacturing. The color is brown-orange in most cases, although you can buy clay tiles in custom textures and colors. Minerals and dyes are used to create unique color combinations. Clay tiles may resemble shingles, shakes or slates.

Spanish tile, French tile, and flat or scalloped tile are other names for clay roof tile. Handmade clay roof tiles are costly, but they can last for decades.


Concrete roofing tiles combine sand water and Portland cement place in a mold to get a particular shape and thickness. Color may be added as a coating or additive in the mixing process. Concrete tiles resist heat fire and wind damage.

The concrete tiles require a reliable support system, so make sure your roof structure can hold them. Concrete is durable, but clay tiles last longer than concrete.


Metal shingles are available in many styles, not just the common corrugated to flat panel standing seam roof. Choose from metal shingles in a variety of colors and shapes. Metal shingles are wind resistant and can’t be damaged by hail storms. Some metal tiles can be coated with stone to resemble terracotta.

Energy-efficient metal shingles can interlock to provide more protection against bad weather and damage.


Composite roofing tiles may simulate wood, slate, shake, cedar or asphalt. Composite tiles are referred to as synthetic roof shingles, synthetic tiles or synthetic shakes. This alternative to natural materials saves you money, and composites are easier to care for than most natural materials.

Composite shingles are manufactured from fibers, resins, polymers, and dye to create attractive, durable roofing material.


Rubber roof shingles provide an environmentally-friendly roofing alternative. Rubber roofing material is made from recycled tires or other materials. These rubber tiles simulate asphalt shingles, wood shakes, or slate tiles.

Some rubber roof shingles may withstand hail. Some manufacturers claim their shingles won’t be damaged by hailstones that are two inches wide or larger.


Copper shingles are an elegant roofing choice, although they are only offered by a few companies.  Copper may be used as trim or roof accents with other types of roofing material. You’ll find copper used on turrets, gutters, flashing, bay windows, or as drip edge trim.

Interlocking copper roof shingles add visual appeal and durability to your roof. Copper is expensive but attractive. Copper shingles may look like cedar shakes, slat, scallops or diamond panels.

How Roof Shingles Add Value to Your Home

2 roofers are installing roof tiles

Image by Wolfgang Eckert from Pixabay

Replacing a worn-out roof helps you sell your house faster - and for more money. The roof may look good right after the contractors leave, but you (or the buyer) will enjoy more than an attractive roof. Better weather control will reduce utility bills, and durable roofing material will prevent the need for frequent maintenance and repair.

Roof shingles protect your home from rainwater and leaks. Your home will develop mold, rotted wood, and ceiling leaks if you don't have durable roof shingles.

The style and material of roof shingles you use affect the look of your home's exterior. You can choose any style you want unless your Homeowner's Association only approves certain styles.

Choose the roofing style that best fits your budget and taste if you don’t have any HOA restrictions.

Roof shingles also affect your heating and air conditioning bills. A cool roof has light-color shingles to reflect the sun and reduce heat on the roof surface. Different materials affect heat transfer into your home in different ways.

The roofing material you use to add value to your home and increase its lifespan. You should buy the best roof tiles or shingles you can afford. Don’t buy cheap material – it will make the roof deteriorate faster and increase utility bills.

Your prospective buyers won't be able to inspect your roof the way they can examine a remodeled kitchen or bathroom. However, the benefits of a renovated roof are essential for the value and overall efficiency of the house.

Featured Image by Mario Ohibsky from Pixabay


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