So, you’re looking at the possibility of purchasing a new roof. You’re weighing your options between asphalt shingles and metal roofing, but you have one major concern.
You’re worried that if you sell your house, that you will not recoup the investment in your new roof.
In some ways purchasing a roof is like buying a car. They both cost somewhere in between $15,000 and $40,000 and neither is going to be worth the same amount of money that you originally paid for them. In addition, one might wear out quicker than the other. A Dodge Ram has a better resale value than a Nissan Leaf. Similarly a metal roof has a better resale value than a shingle roof.
At Western States Metal Roofing, we are asked about metal roofing resale value on a weekly basis. Initially, we did not know how to answer that question and have supporting evidence to back it up. We have interviewed people and done a lot of research, so we can now provide you with an excellent fact-based article.
Resale value is only one component that should factor into this decision. A much more relevant factor to base this decision on is the return on investment of a metal roof vs a shingle roof.
Metal Roof Resale Value
Everyone has an opinion, but facts drive decisions. I could only find one study online about this subject, but it appeared to be legitimate.
A study that was done by Remodeling magazine and published by Angie’s List concluded metal roofs renovated with standing seam metal roofing recoup 85% to 95% of the costs. These gains in resale value amount to 1% to 6%, respectively, over homes roofed with asphalt shingles.
It’s important to note that there are two broad types of metal roofs: concealed fastener panels and exposed fastener panels.
What Is A Concealed And Exposed Fastener Panel?
If you are just beginning your research about metal roofing the first decision you should make is whether you will purchase an exposed fastener or a concealed fastener panel.
Standing seam metal roofing is an example of a concealed fastener panel. That means that the screws and fasteners are concealed. You don’t have screw penetrations in the panel. It’s the most weather-tight roofing system, requires the least amount of maintenance, but it’s also the most expensive.
Corrugated metal roofing is an example of an exposed fastener panel. That means the screws penetrate the panel. You will have thousands of screws on your roof and each screw is a potential leak point. Corrugated cost about half as much as standing seam, is much easier to install, but it requires more maintenance and is not as weather-tight.
If you would like to learn more we recommend you read:
Corrugated Metal Roofing v. Standing Seam (Advantages & Disadvantages)
Exposed Fastener Metal Panels v. Standing Seam Systems For Metal Roofs
Does A Standing Standing Seam Roof Increase Home Value?
Here’s an example of how that study works. In this example, we used the most expensive metal roofing, standing seam. If you had a 2,500 square foot roof on a house that was worth $500,000, it would break down as follows.
The total cost of a standing seam roof is $8 to $14 per square foot.
The total increase in your home's value is 1% to 6%.
- Best Case Example
- Average Case Example
- Worst Case Example
Roof Cost = 2,500 Sq. FT. @ $8/Sq. Ft. = $20,000
Increased Home Value = 500,000 @ 6% = $30,000
Gain of $10,000 & 50% ROI
Roof Cost = 2,500 Sq. FT. @ $11/Sq. Ft. = $27,500
Increased Home Value = 500,000 @ 4% = $20,000
Loss of $7,500 & 73% of investment was recouped
Roof Cost = 2,500 Sq. FT. @ $14/Sq. Ft. = $35,000
Increased Home Value = 500,000 @ 1% = $5,000
Loss of $30,000 & Nearly entire investment is lost
This situation is not really applicable as it’s unlikely you would have the highest install cost and the least gain in value. If your roof has lots of peaks and valleys, your roof installation would cost more. It’s just unlikely that a roof of this investment would be a worst case scenario. The first two scenarios are much more likely.
Does A Corrugated Metal Roof Increase Home Value?
This time we will compute the cost of an exposed fastener panel based upon the first study. In this example, we used a less expensive metal roofing, ⅞” Corrugated. If you had a 2,500 square foot roof on a house that was worth $500,000, it would break down as follows.
The study referenced above specifically was for standing seam and not corrugated metal roofing, but I thought it would be interesting to apply the numbers anyways.
Total corrugated metal roofing cost are $5 to $8 per square foot
Total Increase in home value is 1% to 6%
- Best Case Example
- Average Case Example
- Worst Case Example
Roof Cost = 2,500 Sq. FT. @ $5/Sq. Ft. = $12,500
Increased Home Value = 500,000 @ 6% = $30,000
Gain of $17,500 & Almost 2.5 X ROI
Roof Cost = 2,500 Sq. FT. @ $6.50/Sq. Ft. = $16,250
Increased Home Value = 500,000 @ 4% = $20,000
Gain of $3,750 & Appx. 20% ROI
Roof Cost = 2,500 Sq. FT. @ $8/Sq. Ft. = $20,000
Increased Home Value = 500,000 @ 1% = $5,000
Loss of $15,000 & 75% of investment is lost
When you install an expensive roof it normally has lots of peaks and valleys. This type of metal roof will completely transform the look of your house. It’s just not probable that the most expensive installation will yield the least amount of resale value. The first two examples are the most realistic outcomes.
Metal Roofing Resale Value: An Analysis Of The Study
The study appeared to be reasonable and was not funded by a metal roofing trade group. From our experience, the first two scenarios are the more likely outcomes.
The biggest problem with this study is that it strictly covers the resale value of the home. It only studied the upfront cost, but not the long term cost savings that will be realized with a metal roof.
If you plan on selling your house within a few years then that’s all that matters. However, many of us will live in our houses for 15 years or longer. When that happens there is a night and day difference between the return on investment between an asphalt shingle roof and a metal roof. I have listed some of them below and will only touch upon them. For an in depth explanation and supporting evidence of the numbers please read:
Shingles Vs Metal Roof Cost: Which Offers A Better ROI?Return On Investment. Metal Roofing Vs Shingles
- Metal roofing costs about twice as much initially, but after about 15 years metal roofing is actually 50% cheaper. After 30 years, asphalt shingles will cost you about 3 times the price of a metal roof.
- Shingles look old and worn within 5-7 years while metal roofing will have a 30 year paint warranty. A shingle roof that looks old and worn out will detract from the curb appeal of the house and reduce your resale value.
- A metal roof is more energy efficient than a shingle roof. This will decrease your heating and cooling cost.
- Metal roofs cost less to insure than shingle roofs.
- Metal roofs require less maintenance than shingle roofs.
Increasing Your Curb Appeal With A Metal Roof
Standing Seam Metal Roofing in Black Ore Matte
Curb appeal is subjective and there are no statistics that can quantify whether a metal roof makes a house more desirable. However, I do have an interview from one of our customers and she mentions that people stop by and take pictures of her house all the time. I will let Quinn and Jenn from Huntington Beach tell you why they think a metal roof is the difference maker for the design of their house.
The best way to create curb appeal and market demand is to make your house one of the nicer ones in the neighborhood. Having a house that stands out from the rest in a tasteful way will make it more desirable and it will likely sell for more money.
Take The Next Step And Learn About Metal Roofing Panels
Every house and neighborhood is different. You may have a steep pitch roof that is highly visible and the next person that reads this article may have a low pitch roof that you barely see. Curb appeal is a very subjective thing, but when a metal roof is installed on the right house it will look absolutely stunning. If you like the look of a metal roof and you plan on living in your house for 15 years or longer than a metal roof is a great long term investment. Adding curb appeal and saving money is a win-win benefit.
If you’ve decided that a metal roof is right for you then it’s time to start doing your research. At Western States Metal Roofing we have a learning center that has answers to all of your questions and it’s even easy to navigate. We have both articles and videos that are available at our Metal Roofing Learning Center or our YouTube channel.
In order to make your journey easier we recommend that you read:
Metal Roofing v. Asphalt Shingles: The Advantages and Disadvantages
Metal Roofing Colors: 5 Tips To Pick The Best Metal Roofing Color
