Does a New Roof Increase Home Value? What Idaho Homeowners Need to Know
When we get calls at Roof Rescue about roof replacements, people usually have two big questions. One, is my home protected right now? Two, will putting a new roof on help if I ever sell? The first one is easy to answer. If your roof is leaking, sagging or missing shingles, you need to address it now. You need to assess the existing roof before you decide if a full replacement is necessary. The second one takes a little more digging.
There’s a lot of information online about how much a new roof adds to a home. The numbers vary depending on where you live, what material you use and what shape the current roof is in. A damaged roof – one with leaks, visible wear or other issues – can reduce your home’s value big time making timely repairs or replacement a must. But here’s the reality we see in Idaho: replacing a roof when it’s timed right and done right can absolutely protect your home’s value and even increase what buyers will pay.
This blog breaks down what homeowners need to consider before tackling a roof replacement. Evaluating the existing roof is a key first step. We’ll talk about return on investment, how a new roof affects appraisals, what materials perform best in our local climate and the other benefits that don’t always show up on a spreadsheet but make a real difference.
Return on Investment (ROI) for a New Roof
Let’s get to the numbers. According to national studies and market reports, most homeowners can expect to recover between 48% and 70% of the cost of a new roof when they sell. In some cases the increase in value can be even higher especially if the old roof was at the end of its life. The numbers vary depending on where you live, what material you use and what shape the current roof is in; these are key factors that affect the return on investment for a new roof.For example, a report from Remodeling Magazine showed that in 2019 a homeowner who spent around $22,600 on a new asphalt shingle roof saw their home value increase by $15,400, directly impacting the home’s market value which is about a 68% return. That’s a strong performance compared to other home projects. Midrange kitchen remodels for comparison often recoup less than 55% of their cost.
More recent reports from 2024 showed that ROI percentages can drop in certain markets, like Minneapolis, where asphalt roof replacements only returned around 39%. But those numbers are market specific. There can be a big difference in ROI between regions due to local conditions and buyer preferences. In our part of Idaho where winters are cold and summers bring strong UV, roofing carries more weight with buyers. They want something that will hold up and many are willing to pay for it.
ROI isn’t the Whole Story
Now, it’s worth noting that a return on investment doesn’t always mean pure profit. If you spend $15,000 on a roof and only increase your resale value by $10,000 you haven’t made money. But you’ve avoided bigger problems.
Old roofs are one of the biggest red flags for homebuyers. If your listing has a roof that’s more than 15 years old, buyers are either going to lower their offer or ask you to replace it as part of the negotiation. Some lenders won’t even approve a mortgage if the roof is in bad shape especially if there’s water damage. Neglecting roof repair can lead to costly repairs down the line making it even harder to sell your home.
This means your home might sit on the market longer. You might end up accepting a lower offer. You might have to cover a new roof anyway just to close the sale. These aren’t hypothetical situations. We’ve seen them happen here in Idaho Falls more than once. Even minor repairs if left unaddressed can escalate into major issues that impact your ability to sell.
In a case like that, replacing the roof ahead of time helps you avoid weeks of price haggling, extra inspections or worse, a deal that falls through. Timely roof repair can also prevent costly repairs and complications during the sale process. That’s a value worth considering even if it doesn’t show up on a Zillow estimate. What Roof Adds the Most Value?
Different roofing materials have different price points, lifespans and aesthetics. For homeowners it’s a big decision as it can impact both the look and value of the home. Not all roofing materials increase value equally; some are more durable, energy efficient or visually appealing than others.
A lot of roofing materials are out there, each affecting your home’s overall appeal and market value. It’s also important to determine when a full roof replacement is necessary versus partial repairs depending on the age, wear and condition of your current roof. Here’s how the most common roofing materials compare:
Asphalt Shingles
Asphalt shingles are the most popular in Idaho for a reason. They’re affordable, come in many styles and hold up well when installed correctly. Depending on quality they last 15 to 30 years and sometimes longer with proper attic ventilation and maintenance.
- Cost range: $7,600 to $17,800 for a 2,000 sq ft roof
- ROI: Around 57% but can be higher if replacing a worn out roof
- Best for: Cost effective upgrades that blend in with most neighborhoods
Metal Roofing
Metal roofs are gaining popularity in Idaho because they handle extreme temperatures well and have long lifespan. The slippery surface of metal roofs also helps shed snow and prevents accumulation making them perfect for snowy areas. If you plan to stay in your home for the long haul metal can make sense.
- Cost range: $20,000 to $44,000 for 2,000 sq ft
- ROI: Around 48%
- Lifespan: 40 to 70 years depending on material
- Best for: Homeowners who want long term savings and low maintenance
Cedar Shake
Cedar shake roofs look beautiful especially on rustic style homes or cottages. But they require regular maintenance and aren’t ideal for every Idaho climate.
- Cost range: $18,000 to $36,000
- ROI: 50 to 70% depending on condition
- Lifespan: 30 to 40 years
- Best for: Homeowners who want style and willing to invest in maintenance. Tile and slate roofs are long lasting and look great. These materials are common on Spanish style homes where durability and style are key features. They’re heavy and expensive. For most homes in Idaho they’re more roof than necessary unless you’re restoring a historic home or building something custom.
Timing and Condition Matter More Than You Think
One of the biggest mistakes people make is thinking they’ll automatically increase their home’s value by putting on an expensive new roof. That only really pays off if the roof you’re replacing is in poor condition. The roof’s condition is a big factor in deciding if a replacement will add value. If your current roof has 10 years left on it and no visible issues a brand new one won’t move the needle much.
On the other hand if your roof is sagging, curling, leaking or visibly worn out fixing it before listing can save you time, hassle and back and forth with buyers. An outdated roof can negatively impact first impressions and reduce your home’s marketability. Roof signals such as visible wear or recent upgrades strongly influence how buyers perceive the reliability and quality of your home. Think of it like cleaning your carpets or repainting the walls. It’s part of making the home feel move in ready. New roof signals can reassure buyers, increase perceived value and show the home is well maintained.
How Roofs Affect Appraisals and Home Inspections
Appraisers don’t climb on roofs. They do a visual inspection from the ground or from a window. But if your roof looks rough they’re going to mark that down. And once they do it can affect the home’s appraised value. If the condition is bad enough they might even flag it for further inspection by a roofing specialist which could delay your sale or scare off buyers. Consulting a roofing expert is important to accurately assess the condition of your home’s roof and determine if repairs or a full replacement are needed.
Even if the appraiser doesn’t say much a home inspector will. Any signs of water damage, missing shingles, poor flashing or soft decking can show up in an inspection report and cause problems with lending, insurance or negotiation. Replacing damaged shingles is essential to maintain your roof’s integrity and preserve your home’s value. Roof damage must be disclosed in many states and can impact the sale by lowering the price or requiring repairs before closing.That’s why real estate agents often recommend taking care of major exterior repairs before listing. A newer roof can bump your home into a better appraisal bracket even if the upgrade itself isn’t considered “luxury”. Maintaining your home’s roof is key to a successful appraisal and smooth sale.
What Buyers Really Want to See
Buyers today want move in ready homes. A new roof is a major attraction for potential buyers as it signals fewer immediate concerns and a well maintained property. Many homeowners choose to replace the roof before selling to avoid complications during negotiations and to make their home more attractive. They don’t want to spend $10,000 on repairs 2 months after closing. They also don’t want to fight over who’s going to replace the roof before the closing papers are signed.
When buyers see a new or recent roof they feel more confident about the home’s condition. A transferable warranty on the roof is a strong selling point offering peace of mind and added value for buyers. A new roof can justify a higher asking price by reducing future repair costs, increasing home value and energy efficiency.
We’ve worked with several homeowners in Idaho Falls who had their homes under contract within days of replacing the roof. In many of those cases the roof was the only thing holding up the sale. Addressing major repairs such as roof replacement can speed up the sale process and boost curb appeal. A new roof also reduces concerns about future repairs for buyers making the home more attractive and facilitating a quicker smoother transaction.
How Energy Efficiency Adds Long Term Value
New roofs are more than just structural. Today’s roofing systems are better insulated, more ventilated and often ENERGY STAR rated. Many of these systems include energy saving features such as solar ready designs and reflective materials. That means homeowners save money on utility bills. Energy efficient roofing can save up to 25% on cooling costs in the summer and prevent ice dams and heat loss in the winter.
That kind of energy performance doesn’t just lower bills. It also results in long term energy savings. It also makes your home more attractive to eco conscious buyers including eco conscious buyers looking for sustainable features and energy efficient upgrades or anyone watching their long term expenses.
Will Insurance Companies Offer a Discount?
In many cases yes. Insurance companies give discounts for newer roofs especially if they’re wind resistant or impact resistant. These discounts can be anywhere from 5 to 30% depending on the company and location.
For homeowners in storm prone areas or areas with hail exposure these savings can add up fast. And for buyers it’s just another reason to see a new roof as a financial benefit.
Hidden Costs of Delaying Roof Work
Waiting too long to replace a roof can cost you in more ways than one. Leaks can turn into rot, mold or structural problems. Delaying repairs can compromise your home’s structural integrity and lead to more extensive and expensive issues. These aren’t quick fixes. Once water gets under the decking the repair bill goes up fast.
We’ve seen homes in Idaho Falls where the delay in replacing a roof added thousands to the total job because of all the extra damage. In some cases insurance won’t even cover it if they determine the damage came from neglect. Roof damage not only affects insurance coverage but also lowers your home’s value and must be disclosed during a sale which may lead to price reductions or required repairs.
Replacing a roof while the structure is still solid is always cheaper and more straightforward than waiting until you need to rebuild half the frame. Timely upgrades can also make your property stand out in the market especially when buyers are looking for homes with recent improvements and energy efficient features.
Final Thoughts: Is Replacing Your Roof a Smart Move?
If you’re planning to sell your home soon and your current roof is showing age the answer is yes. Replacing it will help protect your asking price, speed up the sale and cut down on buyer objections. Roof replacement adds value to your property and can increase your home’s market value making it more attractive in the real estate market.
If your roof is still in good shape and you’re planning to stay put for a while the decision comes down to condition, comfort and timing. In many cases targeted repairs or partial upgrades can keep things secure until you’re ready. However in a competitive real estate market a new roof can make all the difference when it comes to attracting buyers and maximizing your return. At Roof Rescue we don’t sell what you don’t need. Our job is to help homeowners understand the true condition of their roof and make smart decisions for the future. Replacing a roof is often a smart investment as it can increase your home’s market value and appeal to buyers.
We’ll give you an honest opinion backed by real experience and real numbers. If you’re in Idaho Falls or nearby give us a call and we’ll come take a look. A new roof can increase your home’s curb appeal and perceived value making it more attractive to buyers. The condition of your home’s exterior especially the roof plays a big role in getting interest and offers.
Want to know what shape your roof is in? Contact Roof Rescue today for a no pressure inspection and honest advice.
Mark Franklin, owner of Roof Rescue in Idaho Falls, Idaho, has been a trusted name in roofing since 2014. Serving Idaho, Montana, Wyoming, and Utah, Roof Rescue specializes in commercial and residential roof replacement and installation. Recognized for community initiatives like the “Operation Roof Rescue” program, which provides free roofs to local heroes, Mark combines professionalism with a passion for giving back. With 16 years of industry experience, an A+ Better Business Bureau rating, and glowing customer reviews, Mark’s leadership embodies quality and community-focused service.
