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).

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Why Sell Your Home to ASAP Cash Offer?

  1. You Pay Zero Fees 
  2. Close quickly 7-28 days.
  3. Guaranteed Offer, no waiting.
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  5. No appraisals or delays.

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.

ASAP Cash Offer - Call Now

Call Now (818) 651-8166

Why Sell Your Home to ASAP Cash Offer?

  1. You Pay Zero Fees 
  2. Close quickly 7-28 days.
  3. Guaranteed Offer, no waiting.
  4. No repairs required, sell “AS IS”
  5. No appraisals or delays.

Need to sell your home fast?

If you’re a homeowner looking to sell your house fast and need cash in exchange, ASAP Cash Offer can most definitely help you! We purchase houses as-is and will pay cash to homeowners whatever the current market conditions would be. This can be beneficial if you don’t want to bother with the repair costs or waive inspection altogether, or just want out of your current situation as soon as possible.

Just Fill up the form below, or call us at (818) 651-8166 and you will receive a fair cash offer for your home within 24 hours, with no hidden fees in the deal or closing costs like listing with the realtors!

Frequently Asked Questions

How much does a new roof increase home value?

A new roof can increase a home’s value significantly, often adding up to tens of thousands of dollars. Not only does it improve the aesthetics and livability of the home for potential buyers, but also increases its durability for years to come. Replacing an old or damaged roof with a high-quality one can add resale value well beyond what you originally invested in the project!

Does a bad roof affect an appraisal?

A roof plays a considerable role in the appraisal process. A home with an aging or damaged roof can bring down the overall value of a property, significantly impacting its appraised price. Furthermore, due to the hefty cost associated with replacing roofs, lenders often require that any necessary repairs are made prior to closing and have special inspection guidelines related to them. Ultimately it is important for homeowners considering selling their house “as-is” understand all factors at play when looking at cash offers from buyers as appraisal results may not meet expectations.

Does a new roof make your house look better?

A new roof can dramatically enhance the aesthetic of any home. From improved curb appeal to a better-looking interior, replacing an aging or deteriorating facade with modern materials and craftsmanship offers countless benefits in terms of house appearance. Plus, it’s one more way to ensure your investment is well protected!

Do I have to replace my roof to sell my house in Florida?

Selling your house in Florida may not require replacing the roof, depending on its current condition. A professional inspection can help you determine what needs to be done before putting a property up for sale – but it could end up being unnecessary. In some cases, minor repairs or renovations might suffice instead of replacing the entire roof. It’s best to consult with an expert at ASAP Cash Offer who will provide honest advice and guidance about keeping costs down while still preparing your home for listing without risking any safety issues.

How long does a 30 year roof really last?

On average, a 30-year roof should provide pristine protection for 15 to 20 years. As with any construction element on your home, the condition of your roof is determined by how well it has been cared for over its life as environmental elements such as wind and rain can lead to accelerated wear & tear if not adequately maintained. Therefore, although you may have had a 30 year roof installed recently or in the past couple decades; regular inspections are an invaluable tool that will ensure longterm security against costly damages entering through aging shingles or other vulnerable areas.
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