Should you replace roof before selling house?

Well, it depends.

If you are trying to sell the house as a home owner’s dream, then yes. Replacing your roof can greatly enhance the value and curb appeal of your home.

But what if you’re not selling it as a dream house? What if you’re trying to quickly re-sell it? In that case, replacement may or may not be necessary.

If it is in decent shape and has an average size roof, there won’t be much difference between a new roof and an old one – unless there was some damage from rotting wood or hail damage, etc…

How much does a new roof increase home value?

This depends on a great many factors. It mainly depends on the condition of the roof, the age of the home, and the surrounding area/neighborhood.

To put things in perspective – if your roof is 20 years old on an average size home, expect to add around $15,427 to your sale price (or 68% return on your money) if you spent the national average of $22,636 for a new asphalt shingle roof of midrange quality. You can do some research online at places like Zillow or Trulia to find out more details about homes in your neighborhood that have had their roofs replaced recently and see how much those homes have increased in value from those changes.

A good realtor will also be able to help you determine whether or not changing or replacing your roof could increase your sale price by another 10%, 5%, or even half the amount you think it might.

Should I Replace My Roof Before Selling My House?

Should I replace my roof before selling my house?

This really depends on how much you need to invest in your property. If you have saved money and it’s sitting around – by all means, go ahead and replace the roof. It will give the potential buyer an immediate good impression of your property and can help increase its sale price or even re-negotiate.

Should I replace my roof before selling my house?

On the other hand, if you’re strapped for cash – try to hold out until after your sell it before you spend a lot of money on repairs such as replacing the roof with a brand new roof (or major appliances that might be considered “mid to low range”). Also, keep in mind that certain repairs such as replacing a roof or staining or sealing the driveway could take months to complete depending on who you hire and what type of materials they use. This could make potential buyers lose interest in your home if they were counting on those changes being completed before they moved in.

Other things to consider

If you are thinking of selling your home soon, it is always a good idea for you to have the property inspected by a professional. This way, you will know what problems need to be addressed and can decide whether or not those changes will help increase the sale price of your home (i.e., if major roof repairs are needed, but those repairs won’t make as much of an impact as they should – consider holding off on those repairs).

Hire Home Inspector

It might be wise to hire a professional inspector to come out to assess the condition of the roof by doing a maintenance service. New roofs are a big investment. If you’re going to hire someone for home inspections, it is wise to have an expert opinion(don’t go cheap on this one). Having an expert inspect prior to selling could also affect the final price wherein the home sells.

A cheap roof inspector will not catch everything and could end up costing you more in the long run if they miss a problem that leads to bigger issues later down the road.

Hire Home Inspector

If possible – try calling around and asking family or friends and other nearby homes first to see if they know of any reliable roof inspectors in your area. If that doesn’t work – then you can always call a local carpenter or handyman and ask them who they recommend. In my experience, most professionals are happy to give out references of other people who have used their services – as long as it’s a good experience.

Roof Replacement Options

In general, in deciding to replace your roof before selling a home – there are two options.

New roof as replacement

This includes the tear-off of the entire bad roof and putting a new one. Cost ranges from $8,000 to $11,000 depending on the type of shingles used. This cost does NOT include gutter or skylight installation.

Old Roof Repair Only

If the damage is minor and only requires certain sections replaced or patched up – this can be done instead of a full replacement for around $4,500 to $7,500. This usually involves re-shingling over existing shingles that have been damaged in some way (i.e. hail damage, missing shingles).

What is included in roof replacement?

What is included in roof replacement

When a roof is being replaced – there are certain things that go into the process. Of course, the type of construction and materials used will affect what’s needed to complete it properly. In general, however, here is a list of things that go into replacing the roof on a house:

Rafter Replacement/Installation

New Rafters can be installed for about $2 per linear foot. Material costs are based on the building code requirements for your area.

Sheathing removal

This may or may not be necessary depending on your roofing material. It usually involves removing an existing layer of wood over the rafters in order to do any significant work. Removal can be done with hand tools or power tools – either way, it will cost around $6,000.

Roof Replacement Material Cost

This varies widely depending on the type of shingle used. The cost to replace a roof with asphalt shingles is around $300 and up per square (100 square feet). Timberline and Oakridge shingles are more expensive, costing $600 and $900 respectively. Flat roofs usually range from $300 – $800 per square foot. Since they use less material, this is cheaper than slope roofs, but can be difficult to work on safely.

Material transport costs are also factored in here if using site-applied materials or lightweight tiles. These types of materials cost about 60% more since delivery trucks would have trouble carrying them due to weight restrictions.

roof replacement Material Cost

Installation Labor Costs

Labor Costs vary depending on the number of workers, type of roofing material, and how difficult it is to install. Usually, installation can be done in one day with 3-5 roofers working simultaneously.

At the low end – you are looking at about $200 per square foot, although this could be much higher if your area is known for high costs or skilled labor required.

Roof costs per square foot

Many factors can affect the cost of installation. For example, soft spots in your roof will need to be fixed with additional shingles that are thicker. Other costs may include related items such as vents, new skylights, plumbing vent lines, and more.

Asphalt Shingles

For asphalt shingle roofs – the average price per square foot is around $2.50. This varies depending on what type of material you choose (i.e., composition vs fiberglass) and how steep the pitch on your roof is (slope).


If you want something classy and unique – copper roofs are very popular right now. Prices vary greatly depending on the quality of the copper used. If you want a good price-range estimate, I would say expect to pay around $12-$15 per square foot. This does not include any related items that may need to be installed with your copper roof (i.e., gutter or downspout work).


The average cost for tiled roofs is approximately $8-$10 per square foot depending on quality/type of tile, condition of old tiles etc.. This doesn’t include costs for roof repairs before installation, skylights, adding new plumbing vent lines etc.

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