Does a New Roof Increase Home Value?

If you’re thinking about adding value to your home, a new roof may not be your go-to renovation project. But new roof return on investment can be surprisingly significant. If you’re wondering does a new roof increase home value, then you should know that potential buyers can see it as a sign that your property is in good condition and cared for and so are more likely to offer a higher price for it.

Even if you’re not intending to sell your property for a while, a new roof offers a range of benefits, representing a short- and long-term investment.

For homeowners asking does a new roof add value to your home, keep reading! In our latest post, we’re going to explore new roof home value – the link, how much value does new roof add and the best types of roofs to increase value.

We’ll also discuss factors to consider here in Massachusetts and identify the other benefits to a new roof.

Read on to discover the answer to does a new roof add value to a home.

Why your roof matters to home value

Your roof has an important role in the value of your home for a wide variety of reasons. Let’s find out what these are:

• Resale value and ROI (return on investment). A new roof is a sound investment. A new roof ROI comes in between 60% to 85% and increases the overall value of your home. The type of roof you choose for your roof will affect this figure; if you opt for the longest lasting materials, for example metal or slate roofs, you’ll get an ROI at the top of this scale.
• Curb appeal. Your roof is the most noticeable feature of your property. This means that a damaged, worn or untidy roof can put potential buyers off — they may assume that a roof in need of repair signals the condition of the rest of your house. However, a new roof increase home value by creating a striking and welcoming first impression.
• Energy efficiency. A new roof makes your property more energy efficient — the reflective roofing materials can offer a decrease in the cost of cooling your building by up to 30%. It’s also good to know that over 60% of new properties constructed in the last five years have installed energy-efficient roofs. In this way, a new roof add value to home since astute buyers look for this cost-saving feature when viewing properties.
• Easy maintenance. Low-maintenance homes have greater appeal to potential buyers than those that need major renovation works, such as installing a new roof or making frequent repairs to an old roof. This means that best roof for resale value will be one that’s just been installed.
• Keeps your property safe. Roofs in need of repair can lead to all sorts of issues inside your home. An old, leaking roof that lets in water can lead to problems such as mold and mildew in your property’s interior, which can be off-putting to potential buyers and create an unhealthy living environment. A new roof shows that the rest of your property is in good condition, boosting its attractiveness and value.
• Aesthetic appeal. As we’ve mentioned earlier, there’s nothing more attractive than a clean, well-presented roof — it’s the most noticeable feature of your property, after all. When installing your new roof, choosing materials that match the aesthetic of your neighborhood to ensure it complies with local regulations will also make it more appealing to buyers.

Does a new roof increase home value? The short answer

Will a new roof increase home value and how much does a new roof add to home value are questions often asked by property owners. The short answer is that yes, a new roof most certainly does add value to your home! It’s likely that a potential buyer will be prepared to pay more for a property with a new roof because:

• It looks attractive and boost curb appeal.
• It indicates that the property is well cared-for.
• It means that the property will be more energy-efficient.

So, will new roof increase home value? For these reasons alone, a new roof is likely to attract more potential buyers to your property. It will also influence the amount of money they’re prepared to pay to purchase your property, since a new roof is a sound investment and indicates that the house is low-risk.

How much does a new roof increase home value?

In general, new roof home value increases by an average of $12,000 to $15,000.

However, you need to bear in mind a number of factors that may influence this figure. How much does a new roof add to home value depends on a range of factors:

• More expensive, longer-lasting materials, such as metal and slate, can add more new roof home value.
• If you live in a region like New England with harsh winter weather conditions, then you can expect a new roof to be even more appealing to potential buyers. ROI on new roof can therefore amount to even more.
• Your local housing market matters. If you live in a desirable area, the ROI on a new roof can be higher.
• Replacing a new roof that is simple in design can yield a higher ROI than one that has a lot of architectural features, such as slopes and peaks.
• The quality of the workmanship is also significant when it comes to ROI. Be sure to choose an experienced and professional company like Plum ProExteriors to maximize ROI and avoid future repairs.

New roof ROI (return on investment)

ROI is an indicator of how much profit (or loss) you make when you invest in something.

Your property is probably your greatest investment — and your roof is one of the largest features of your home and can make the biggest difference in terms of ROI.

So, the answer to the question does replacing a roof increase home value is yes, because you will nearly always get a positive ROI.

As we’ve seen earlier on in the article, ROI tends to be within the 60% to 85% bracket, which means you can recoup most of your initial costs when replacing a roof.

Will a new roof increase appraisal value?

The appraisal value is the price a real estate agent considers your property to be worth. The figure they arrive at depends on a number of factors including style, age and size of your home and crucially, the condition it is currently in. Well-maintained homes with major components in good repair and signs of renovation will always achieve a higher appraisal value.

Appraisal value is important for both buyers and sellers — buyers because it affects how much money they can borrow and sellers because it will naturally have an impact on the price at which they can market their property. It’s also a factor if you want to refinance your home.

So, will a new roof increase appraisal value? Yes, it will. A new roof is a sign that your house has been cared for, is likely to be in good condition inside and out and offers a range of other benefits such as good energy efficiency. If you’re thinking of putting your house on the market in the future, then it’s wise to get it in the best possible condition before your appraisal appointment.

Consider getting all those ‘to do’ jobs — like getting a new roof fixed — done before this time to maximize the value of your house! Once it’s on the market, it won’t be possible to increase its value, so make sure you secure the best selling price right from the start.

How roof condition affects buyer perception

According to the NARI (National Association of the Remodeling Industry) 2025 Remodeling Impact Report, installing a new roof is one of the top projects homeowners should embark on before selling their property. 

This project also ranks second in the projects real estate listings website REALTORS® has seen an increased demand for in the last two years. These two facts alone show how highly buyers value a new roof on a potential property.

Best roof types for resale value

How much value does a new roof add to a house can depend on the type of roof you choose. Fortunately, there are several materials to choose from, all of which are durable and will uplift the resale value of your property. Let’s take a closer look at the variety of types of roofs available, and how your choice may affect your property’s resale value.

Metal

Metal is an excellent choice for climates that experience heavy snowfall and rain in the winter season, such as Massachusetts and New England. It’s a tough and long-lasting material that can withstand a variety of weather conditions and will look good year after year.

The average national cost of a metal roof stands at $38,600. It increases the average resale value by $23,526, which works out at an ROI of 60.9%.

Cedar shingles

This type of roofing material is a classic, giving your home an elegant and timeless appeal. Cedar shingles suit more rural communities, helping your property blend into the natural environment.

The average cost of a new cedar shingles roof comes in at $21,000. It’s a sound investment as cedar roofs tend to last longer than asphalt shingle roofs and give your property a particularly attractive look, boosting its curb appeal. For this reason, you could get an ROI of somewhere between 50% and 70%, making it a sound investment.

Slate

The average cost of a slate roof comes in at $13,348 on average but can peak at as much as $45,000. Slate is a desirable material and can boost your property’s curb appeal significantly, so represents a well thought-out investment. Slate is particularly suited to traditional New England style homes, offering that recognizable and attractive look

Slate roofs last for 100 or more years, which makes properties maintained in this way particularly appealing to buyers looking for their “forever home”. You can expect an ROI of anywhere between 60% and 70% with a newly-installed slate roof, making it one of the highest-performing materials for giving you a return on your investment.

Asphalt

Asphalt shingles roof is the most popular choice for roofing in the United States. It’s not hard to understand why — asphalt is affordable and hard-wearing and will keep your roof looking good for many years to come.

If you invest the national average of $30,680 in a new asphalt shingles roof, this will increase your resale value by $17,461 — that’s a respectable ROI of 57%.

EPDM

If you’re working to a budget, then consider an EPDM roof. This rubber material, derived from oil and gas, works particularly well on flat roofs or roofs with a low slope, offering superb waterproofing qualities.

An EPDM roof costs an average of $12,000 but could cost as little as $2,000 at the lowest end of the scale. It may not offer quite as much ROI as the other options we’ve explored here but if you’re looking for a reliable, weatherproof roof that lasts for years without too much initial outlay — then an EPDM roof is a solid choice.

Want to know more about the different types of new roof? Contact our team and we’ll talk you through the options!

Local market considerations in Massachusetts

Are you thinking about updating your property here in Massachusetts and wondering does getting a new roof increase home value? If so, there are some factors to consider before you embark on your latest home renovation project:

• Massachusetts experiences harsh weather conditions, with heavy snowfall, freeze-thaw cycles and strong winds in winter and high UV exposure in summer. This means that roofs can deteriorate over time and it’s likely that older roofs will need replacing or repairing sooner. A new roof can reassure potential buyers that your property is fit for the Massachusetts climate.
• Massachusetts State Building Code 780 CMR stipulates stringent requirements for roofs, for example that they should have sufficient wind resistance, ventilation and ice barrier properties. A new roof will tick all these boxes to ensure that you are protected against the local climate.

So, does getting a new roof increase home value in Massachusetts? The answer is yes, it does! With our challenging weather conditions and exacting building codes, a new roof has you covered!

When replacing a roof is worth it

If your roof is relatively new or only has minor repairs to make, you may be wondering will new roof increase home value  or should I simply repair it?

This is a question we’ve discussed in our blog post: Roof Replacement vs Repair: Which Solution Is Right for You?

In summary, if you’re on a budget, your repairs are urgent, localized or if your roof is relatively new, then roof repair could be a good option for you.

However, it could be worth replacing your entire roof if:

• You have an older roof. The average roof lasts around 20 years so if your roof is getting towards this milestone, you may consider a full replacement.
• Your roof is badly damaged. If damage has affected more than 30 percent of your roof’s surface, replacement is a good option.
• You want an energy efficient home. Replacing an old or badly damaged roof can be the best way to improve the energy efficiency of your home.
• You want to boost the appraisal value of your home. Will new roof increase home value? If this question is your primary concern, then consider getting a new roof. It can help you achieve the best appraisal value before you put your house on the market so you get the best possible price.

Other benefits beyond home value

We’ve touched on some of the benefits of a new roof earlier on in the article. Let’s have a recap and find out if there are any more compelling reasons why you should consider getting a new roof.

This is how a new roof can enhance your property, in addition to increasing its value:

• Curb appeal. A new roof makes coming home a more uplifting and welcoming experience.
• Energy efficiency. When you replace your roof, you’re helping to keep your energy bills by sealing in warm air in the winter and cool air in the summer so you’re HVAC doesn’t have to work so hard.
• Easy maintenance and property safety. Old roofs can lead to problems inside your house, like damp, mold and mildew, which can be costly to repair and impact on your health and wellbeing.
• Aesthetic quality. Your new roof will uplift the whole look of your property, giving you a welcoming vibe every time you return home.
• Peace of mind. In general, roofs last around 20 years, though if you choose one of the most durable materials you can expect even more wear — metal roofs can last up to 70 years, while slate may endure for 100 years plus.
• Cheaper insurance premiums. If you’re a homeowner with a new roof, you may qualify for cheaper home insurance premiums — though this may depend on your location and terms of your policy.

Call Plum ProExteriors for roof replacements in Massachusetts and New England

If you’ve been wondering will a new roof increase appraisal value and does new roof add value to home, then we hope you have your answer now that you’ve reached the end of this article!

Your property is likely your greatest asset — and your roof takes up a significant proportion of it. A new roof creates an attractive first impression for potential buyers, boosting appraisal value and curb appeal. Fit a new roof and be assured that you are doing all you can to achieve the best possible value for your home.

Does a brand new roof make a property more valuable? We’ve seen the evidence that it does. With a new roof ROI of between 60% to 85% and an average gain of $12,000 to $15,000, replacing your roof is a wise decision that could help you achieve the best possible price for your property.

Need more answers around the question does adding a new roof increase home value? Call on the experts at Plum ProExteriors! We’re specialists in roof repairs and replacements in Massachusetts and throughout New England. Give us a call for a free, no-obligation quote today!