When preparing to sell or refinance a property, many homeowners and investors consider which improvements offer the best return on investment. Among major renovations, one question often arises: does a new roof add value to your home? The short answer is yes—but the true value depends on factors such as the condition of the current roof, local market expectations, and how the upgrade complements the overall property.
In this article, we explore how a new roof can impact your home’s market value, the types of returns you can expect, and whether it makes sense as part of your selling or investment strategy.
Installing a new roof can increase a home's resale value by approximately 60% to 70% of the installation cost, according to national real estate data. In some competitive or high-value markets, a new roof can also accelerate the sale and reduce the likelihood of last-minute negotiations or failed surveys.
Average Roof Replacement Cost: £6,000 – £10,000 (UK) or $9,000 – $15,000 (US)
Estimated Added Value: £4,000 – £7,000 / $6,000 – $10,000
Potential ROI: 60%–70% directly, plus enhanced saleability
Beyond direct monetary returns, a new roof can boost buyer confidence, especially in older properties where concerns about water damage or structural integrity may arise during surveys.
The roof is one of the most visually dominant features of any home. A visibly worn, stained, or sagging roof can turn off potential buyers before they even walk through the front door.
Conversely, a new roof:
Enhances overall curb appeal
Signals to buyers that the home is well-maintained
Reduces the perception of future maintenance costs
For homeowners looking to compete in a strong buyer’s market, cosmetic appeal and perceived quality are often the deciding factors.
Today’s roofing systems go beyond aesthetics. Upgrading to a new roof with energy-efficient materials, improved insulation, or solar panel compatibility can further add appeal and value.
Lower energy bills
Better thermal regulation
Improved EPC (Energy Performance Certificate) rating
Future-proofing for green-conscious buyers
Some modern materials such as metal, composite, or clay tile roofs may carry longer warranties and enhanced durability, further increasing buyer interest.
If your current roof is nearing the end of its life expectancy (typically 20–30 years), it may become a sticking point during:
Mortgage appraisals
Home inspections
Insurance underwriting
A roof in poor condition can lead to:
Higher home insurance premiums
Failed home loans or survey red flags
Requests for price reductions or repair contingencies from buyers
Replacing your roof before listing avoids these potential deal-breakers and provides a clean slate for negotiation.
While a new roof can add value, it’s not always essential. If your existing roof:
Is structurally sound
Has 5–10 years of life remaining
Has no visible damage or signs of leakage
...then it may be more cost-effective to make minor repairs and professional cleaning rather than full replacement.
A pre-sale roof inspection can help determine whether replacement is truly needed or if maintenance will suffice.
You're selling in a competitive or high-value market
The existing roof is near or past its useful life
You want to increase the sale price and decrease time on market
The home’s appearance or EPC rating needs improvement
Your roof is structurally sound and under 15–20 years old
You're not planning to sell in the near future
Repairs or patching can resolve minor issues
Fraser Bond offers professional guidance for homeowners preparing to sell or invest in real estate. Our valuation and property advisory team can help you determine whether a new roof—or other improvements—will deliver a meaningful return based on your specific property and local market.
We assist with:
Pre-sale property assessments
Buyer readiness and marketing strategies
Referrals to vetted contractors and surveyors
Maximising value through strategic renovations
A new roof can add real value to your home, both in terms of resale price and buyer confidence. While not always necessary, it can be a strategic move—especially when paired with other pre-sale improvements. Like any investment, the key lies in understanding your market, your property’s condition, and what today’s buyers are willing to pay for peace of mind.
Fraser Bond is here to help you make informed, profitable property decisions—whether you’re preparing to sell, buy, or renovate.
