Should You Replace Your Roof Before Selling Your Home?

By the time you finally decide to sell your home, it’s been the foundation of your family life for years. Unless you’re fastidious about maintenance, it’s probably a little worse for wear. Roofing has an average lifespan of 20 years, so your shingles are probably curling. Your granules probably aren’t in peak condition. Your roof might even be so irrevocably damaged it’s developed sagging. Is it more profitable to repair the damage to attract a higher asking price, or will the money you save ignoring the damage make it all worthwhile?

Why replacing your roof can be beneficial

Property buyers tend to be nervous about impending repairs. A property in perfect condition will give your buyers confidence while offering you extra negotiating power. A sagging roof with missing shingles is a red flag that could put off even the most serious of buyers. Nobody wants to add unexpected renovation costs to their expensive purchase. A roof replacement could mean the difference between a successful sale and a lost sale.

Cost considerations for roof replacement

Some roof improvements offer a return on investment (ROI) of over 100%, but others are less profitable. A $4,000 renovation that adds $3,500 to your property value will naturally leave you in the red, but some upgrades offer an exceptional cost recovery on resale. The Cost vs Value Report’s top 10 renovations include siding replacements, kitchen remodels, and roof replacements. Roofing is on the list. So far so good, but not all roofing replacements will achieve the maximum ROI. You’ll have to crunch the numbers.

Cost considerations for roof replacements

New shingles might set you back between $5,000 and $12,000 while adding between $8,000 and $15,000 to your home’s resale price. Pricing is rarely that simple, though. Labor and material costs vary from state to state. They’re more expensive in urban areas, but your choice of materials is even more influential. A gorgeous slate roof with a complicated design will be significantly more expensive than a basic TPO replacement. This could sway your ROI significantly.

With so many variances in play, every roof replacement has its own rewards. You can find out if a replacement is viable by calculating your cost-benefit ratio (BCR). Divide your relative costs by the current value of your renovation’s estimated benefits. Don’t forget to include interest rates into your metric if you’re financing your roof. If your BCR ratio is higher than one, your roof renovation is likely to be viable.

How to decide: Replace or repair?

Signs your roof needs replacement

The weather performs a constant assault on your roof. You might need a new roof if:

Your attic is taking water damage due to your roofing. If you can see natural light through your roof boards, a leak is just around the corner.
You have missing or buckling shingles. If these symptoms are widespread, your roof is probably starting to fail.
Your roof is between 25 to 50 years old.
Your warranty has expired and your roof is due for serious maintenance.
Your roof is sagging.

Evaluating the extent of the damage and necessary repairs

Your roof’s condition could be a barrier during your ultimate inspection. Presale checkups will assess the age and condition of your shingles. This will tell new buyers how much lifespan your roof still has to offer. Structural integrity is particularly important here, so sagging and rot can be catastrophic. Widespread pooling and missing shingles are two more signs of a compromised roof. If you see more than one major sign of damage, your roof might be totaled.

In contrast, if you see a rare buckled tile, you might get away with minor repairs. The current market conditions should also play a role in your decision. If demand outweighs supply in your neighborhood, buyers are more likely to accept a damaged roof.

Choosing the right roofing materials

New home owners are looking for properties that are affordable to manage, so energy-efficient upgrades pack extra punch in the Cost vs. Value Report. Some roofing materials are more popular than others, so they add more to your resale value. Durable asphalt shingles top the list with a return of 61%. Energy-efficient metal follows closely behind in second place at an average ROI of 48.%. Cost-saving solar reflective roofing is another popular option with a return on investment of between 65% and 80%. Architectural shingles might raise that number by boosting your curb appeal.

Partnering with experienced installation professionals

Property disclosure laws and inspections demand transparency, so your choice of installation professionals will play a key role in buyer confidence. An experienced professional will assess your cost-benefit ratio and suggest materials that can push up your ROI. Expert advice might save you tens of thousands of dollars, so get it right the first time. Go to the pros.

We’ve been able to pioneer the industry’s ONLY lifetime “No Leak Guarantee” – ensuring that a roof from us will be the last roof you will ever buy. Click here for a free roofing estimate.