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Should you replace a roof before selling your home?

Before selling your home, you can either replace the roof or obtain a roof certification. Roof replacement is a more significant investment, aiming to increase marketability and potentially expedite the sale process, while roof certification offers a more cost-effective way to address potential concerns about the roof's condition and can help avoid price negotiations during the sale.

 

Here's a more detailed look at each option:

 

Roof Replacement:

  • Pros: A new roof can boost your home's value and curb appeal, making it more attractive to buyers. It can also eliminate potential price negotiations or deal-breakers related to the roof condition. [5, 6, 7, 8]

  • Cons: Roof replacement is a major investment, and the cost can be substantial, ranging from $5,866 to $13,209. There's no guarantee that you'll fully recoup your investment. [3, 4, 9]


Roof Certification:

  • Pros: A roof certification can demonstrate a transparent and unbiased evaluation of the roof's condition, building trust between the buyer and seller. It can help identify potential issues and prevent delays in the closing process. A roof certification costs $75 to $200 on average. [3, 4, 10, 11, 12]

  • Cons: While less expensive than replacement, a roof certification alone may not resolve all concerns if the roof is severely damaged. Buyers may still negotiate based on the roof's age or potential for future repairs. [3, 4, 10, 11, 13]


Which option is best?

 

The decision depends on your individual circumstances and the condition of your roof.

  • If your roof is severely damaged or nearing the end of its lifespan, replacement may be the best option: to maximize marketability and avoid potential buyer concerns. [7, 8]

  • If your roof is in relatively good condition but needs some attention, a certification can be a cost-effective way to address potential buyer concerns: and streamline the sale process. [10, 11]

  • Consider consulting with a real estate agent and a roofing contractor: to assess the roof's condition and determine the best course of action for your specific situation. [1, 11]


Additional factors to consider:

  • Market conditions: In a competitive market, a new roof might give you an edge, while in a slower market, a certification may be sufficient. [14, 15]

  • Buyer preferences: Some buyers may prefer a new roof, while others may be willing to accept a roof that is in good condition with a certification. [6, 7]

  • Loan requirements: Many lenders require a roof inspection or certification as part of the loan approval process. [16, 17]

 

Should you replace the roof before selling your house?

Putting a home on the market is a big deal. There are many decisions to be made and a huge one is “should you replace your roof before selling the house?”


No doubt installing a new roof can attract home buyers and help you sell your home faster. You’ll also be able to list it for more money than you would if the home had an old roof on it. There is a delicate balance involved in the decision, because while you make a large monetary investment on a new roof, it’s not likely that you will be able to boost your list price enough to cover the entire cost of the project.


There are two options when it comes to decide selling your house:

  • Selling a house that needs a new roof

Can you sell a house that needs a new roof? It’s definitely not the ideal scenario, because selling a house that needs a new roof makes it difficult to attract prospective buyers. For the vast majority of people, a home is the most expensive thing they will ever buy, which means there is a lot of thought going into this process and nobody wants to take on an expensive project like installing a new roof right after closing on the home.

If the market is hot and sellers are getting competitive bids, the old roof might not affect the amount of time it takes to sell the home, but there is a really good chance the home will sell for less than one that has a new roof on it. Buyers will rightfully feel like they should get a discount on a home that needs extensive work, so it’s always good to rethink selling a house with an old roof.


  • Replace the roof before selling a house

Does a new roof help sell a house? The answer, undoubtedly, is yes. When you replace the roof before selling the house, it will have amazing curb appeal, which will attract more prospective buyers. But making this decision requires some forethought. For example, would the house still sell for a decent price if the old roof was repaired instead of replaced? If the roof is in really bad shape, the repairs won’t likely be enough.

If you want to sell your house for the highest possible price, replacing the roof is the right move, as you’re more likely to get the asking price and could even entice a bidding war between buyers. Futhermore, replacing the roof will more than likely reduce its time on the market.

As always, consulting with experts about replacing your roof or staying with the old one before putting it on the market is the best advice. A roofing contractor can inspect your roof and give you an accurate estimate about what a replacement will cost, so you can take that and factor it into your return on investment when selling.

If your roof is really old and in bad shape, there’s a chance it won’t pass inspection. That means that you will probably have to sell the home for a much lower price and the new owner will have to put a roof on it before they can move in, which is kind of a worst-case-scenario for a real estate transaction.


New roof installation before selling a house

Updated homes do much better on the market than homes that look like “fixer uppers.” There are perks to having interior items, such as new HVAC or new hardwoods, but most home buyers get their first impression of a home by looking at its exterior, which is why new roof installation is a huge bonus.


The cost associated with a new roof requires some consideration, as getting a 100 percent return on investment is not likely. Still, there are perks to consider outside of cost alone. For example, putting on a new roof before selling a house could lead to receiving multiple offers. You’ll also be more likely to sell the home faster, which is a value proposition for many sellers.


Your property is an investment, so if you want to get the most out of it and avoid a situation where you’re getting offers that are far below your asking price, you might need to make an investment in the roof before you put it on the market.


Signs you should replace a roof before selling a house

There are times when the decision to get a new roof is clearly obvious. If it’s 20-plus years old and showing its age, most homeowners will see the need to replace the roof before selling the house. But there are times when the question of when to get a new roof isn’t so obvious. Maybe some minor repairs will suffice? There are some tell-tale signs that can help guide your decision to replace the roof before selling the house.


Signs you need a new roof:

  • Sagging areas of the roof

  • Missing shingles

  • Mold

  • Dried and cracked caulking

  • Damaged flashing

  • Asphalt shingle granules collecting in the gutter

  • Dents in shingles

  • Missing shingles

  • Sunlight visible in the attic

  • Water damage on interior surfaces


While one or more of these signs present on your roof might not mean that you’re certain to need a replacement, these are significant problems that require a thorough inspection and can lead to a recommendation of complete roof replacement.


What type of roof materials add more appraisal value to your home?

New roofing materials can add more value to your home, but do different roofing materials provide a better return on investment? Fortunately, the shingles being produced today are far more durable than the ones produced 20 or 30 years ago, which means even the mid-range quality asphalt shingles will increase the value of your property. Balancing affordable materials against expectations on the return on that investment is something all homeowners must weigh when choosing the best type of roofing material.

The new roof appraisal value might be more on a new cedar shingle roof than what you will see on a new asphalt roof, but you also have to consider the cedar material is much more expensive, which will impact the return on investment with a premium material like that. But one thing both materials have in common is that because they are new, the warranty on them is also new and can add value to appraisal.


How much does a new roof increase home value?

There are many ways to increase the value of your home, but one that is instantly noticeable and long lasting is a new roof. But how much does a new roof increase your home value? A new roof on a house brings renewed curb appeal, which can help homeowners sell a house faster. And while a new roof will increase home value, the return on investment will vary according to a variety of factors.


Analyzing ROI on new roofs

The return on investment (ROI) of a new roof might seem complex due to the volume of factors that must be considered, but the equation is as simple as taking the cost of investment against the profit gained in the sale of the home. The big question is: Is the cost of installing a new roof going to impact the outcomes to such a positive degree that it makes sense for your home?


You have to consider that “value” isn’t always strictly about dollars. Take the following factors as examples:


Longer life

A new roof will not need to be replaced for at least two decades. This is attractive to buyers who do not want to take on the expense of a new roof installation project.


Durability

A new roof is at the peak of its structural integrity, fully protecting everything under it. Whether it’s going on the market or for existing owners, this protection is of great value.


Insulation

Utility bills can be greatly impacted by a new roof. Old roofs are notoriously drafty, forcing homeowners to pump up the heat in the winter and the AC in the summer. Better insulation properties of a new roof can add value when it comes time to pay the utility bills.


Time on market

When time is of the essence for homeowners wishing to sell their property, the added perk of a new roof will entice more buyers, helping to get the home off the market sooner.

An important statistic in regard to recouping the cost of the investment of a new roof is that on average, the ROI is around 60 to 68 percent. When you take into account the other value-added perks, this can be an attractive figure.


Calculating the new roof’s return on investment

While it is rare to see a 100 percent new roof return on investment (ROI), the resale value will increase compared to a home with an old roof and especially compared to a home with a roof that won’t pass inspection. The national average that’s been out there for a while now is that the new roof ROI is around 60 to 68 percent of the cost to install it.

ROI roof replacement figures should consider a variety of factors. For example, did the new installation include removing an old roof? Having previous layers removed will add to the total cost of the project and can reduce the ROI. Is the house large and/or does the steepness of the roof exceed the norm? Both of these factors will potentially take away from your ROI.


But you also have to consider the benefits that might not be completely reflected in the ROI, such as value-added perks including curb appeal, which increases the speed at which the house can be sold. The ROI will likely be different from one house to another, but consider the following stat to get a better idea of the ROI you can expect:


Is it worth replacing the roof before selling the house?

Value and worth aren’t all about dollars and cents. Is it worth replacing the roof before selling a house? The answer is “yes,” for a variety of reasons. A new residential roof is a huge bonus to homebuyers who see value in a new roof, not only because they won’t have to shoulder the burden of the cost associated with a roof replacement any time in the next two decades, but also because a new roof has maximum insulating power and protects everything under it for years to come.


Does a new roof add value to your home? Yes, it does add more value because you can boost your asking price compared to a home with an old roof. Another perk is that a new roof adds massive amounts of curb appeal, making a first impression that will help your home stand out to potential buyers. All things being equal, a buyer might be inclined to pay more for your home simply because it has a new roof.


For most homebuyers, getting a bad first impression, which is often the exterior of a home, will dissuade them from even doing a walkthrough. They’ll simply cross it off their list and move on to homes that do not have exterior problems. And because the roof represents roughly 40 percent of the exterior, installing a new roof is eye catching and puts you in a much better position.


Buyers know that a new roof will also help them keep utility costs down, as the insulating properties are unmatched. Rather than pay hefty heating and cooling bills and suffer the uncomfortable living conditions, they are assured that a new roof can help them experience the exact opposite.


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