If you’re like the majority of homeowners, you probably haven’t thought about your roof too much over the years because it was functioning fine and fairly out of sight. As you go to sell, however, you might be wondering if its age will be an issue for homebuyers or cause problems during your inspection. And as you weigh the pros and cons of replacing your roof before selling, you’ll naturally want to know what your returns will be if you choose to rip and replace.

Unless an existing roof is brand new, a new roof will almost always increase a home’s value, but not necessarily as much as you want. This is why the majority of homeowners don’t consider a new roof unless their current one is no longer functioning or they’re thinking about selling.

In the case that your roof is in disrepair or not functioning properly, it’s definitely best to get it either repaired or replaced. With that in mind, we’ll focus this post on how much a new roof—put in specifically for resale—will increase a home’s value.

When Should I Replace My Roof to Add Value?

If you search for an answer to how often you should replace your roof, you’ll find variety in the answers. According to Roof Advisor, it depends on your climate and the material used, but roofs made with common materials like composition, asphalt, or wood can last, on average, from 12-30 years. If you also take into consideration that the average homeowner stays in their home for around 13 years (source: NAR), unless your roof was on the new-side when you moved in, you may need to consider a replacement before selling.