Ask Chris - Will a New Roof Increase My Home's Resale Value?

Q. Will a new roof increase the resale value of my home?

A. If your roof is in horrible condition, then NOT replacing it will compromise the value of your home for certain as you are inviting leaks, and leaks are the beginning of all kinds of maintenance issues and expense. From mold to dry rot to collapsing sheet rock, a roof that no longer repels the weather is a major concern and just has to be done regardless.

If your roof is in repairable condition or is in the last few years of its service life, then replacing it is a decision that should hinge on how long you plan to stay. If selling is in the immediate future, then it's unlikely that a new roof will return its full investment and you’re likely ahead by letting the new owner handle it themselves. Invariably, new owners underestimate the cost of major repairs like a new roof and so as a bargaining chip in a sale you have a good chance of losing less money there than you would have to spend on a new roof.

If you don’t plan to sell in the near future (less than 5 years or so) and your roof is near the end of its service life, then you will definitely have to spend the money to replace it. The question becomes, do you put on the cheapest possible job and live with it ‘til you're gone, or fo you invest in an upgraded material and expect a return on that investment? It’s the toughest decision, because a cheap roof that begins to show its age about the time your home goes on the market will definitely compromise the curb appeal. On the other hand, over-improving in the short term or in a cold real estate market is rarely a good investment. Bottom line: if you expect that you might be in the home 10 years or more, then a quality roof will be a resale asset at the time of a sale, and an average roof will again become a liability.

If you plan to stay for the indefinite future, then it's an easy decision: buy the best roof you can afford, like a good metal roof. Doing that will accomplish three things: eliminate a major maintenance issue for as long as you are in your home; upgrade the appearance and curb appeal of your residence; and make your home a source of pride and beauty.

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