Roofing ROI: Can a Metal Roof Increase Your Home’s Value?

Thinking about upgrading to a metal roof but wondering if it’s worth the investment? Metal roofs are the nation’s second most popular roofing material and are celebrated for their durability, sleek appearance, and long lifespan. But when it comes to adding value to your home, the question remains: does a metal roof really deliver?
According to the 2022 Remodeling Impact Report from the National Association of REALTORS®, new roofing –despite the material, is one of the exterior home improvement projects that recoup 100% of its cost. Other sources, like Angi, place the return on investment of a new metal roof at about 60%.
So, how do you decide if it’s the right move for you? In this piece, we’ll break down the impact of a metal roof on your home’s value, explain everything that is needed to know about its costs, and explore whether it’s a smart investment for homeowners like you.
What’s a Metal Roof?
Metal roof is the name given to a roofing system consisting of individual metal tiles or pieces. Set to outpace asphalt as the top choice for roofing in the United States, a metal roof is preferred due to its durability, low maintenance, longevity, sleek appearance, and energy efficiency. These qualities make this roofing option appealing to homeowners and most insurance companies.
This roofing material is popular in residential, commercial, and industrial constructions and comes in a myriad of metals, designs, finishes, and colors. Metal roofs are resistant to severe weather (including fires) and are often made of recycled materials. They are also fully recyclable.
Metal Roofing Types
There are several types of metal roofing depending on the designs, metal type, and colors & finishes. Refer to the following table:
Types of Metal | Metal Roof Designs | Metal Roof Colors |
Tin | Standing Seam | Neutral |
Aluminum | Corrugated | Earthy |
Copper | Metal Shingles | Vibrant |
Steel | Metal Tiles | Metallic |
Stone-coated steel | Stone-Coated | Matte finish |
Zinc | Flat Panel | Cool Roof colors |
How Much Does It Cost to Install a New Metal Roof?
An average metal roof costs between $4 and $30 per square foot. Add to that the cost of labor and other variables, such as the roof pitch, if the old roof needs to be removed, or if your roof decking needs any work or replacement.
According to estimates from Angi, an average investment in a new metal roof in the United States is $11,701. The lowest you might spend is around $1,500, while premium metal roof replacements can climb to over $40,000. These figures depend on your area, the specific metal and design you choose, and other considerations. Review some of the metal roof replacement cost factors in more detail below.
The Size of Your Metal Roof
With an average cost per square foot of up to $30, a metal roof is not the most cost-effective roofing option out there. For a small home of around 1,000 square feet, you can expect to pay between $6,000 and $45,000. An expansive single-family home with square footage over 2,500 will set you back for up to $112,500.
Labor Costs
According to Angi, labor costs can account for up to 60% of your total budget for a metal roof replacement. On average, homeowners in the United States pay around $7,000 depending on the contractor’s experience, the area’s demand, and other factors.
Metal Roof Cost in Your Area
It occurs with almost any type of home improvement out there: its pricing will be determined by where the home is located. As stated by Angi, homes in Georgia or Michigan have an average metal roof cost of $10,600, while in California, homeowners should be ready to pay $16,800.
The Materials & Designs
A professional roofer will better guide you when choosing the right material and design for your new metal roof. As per materials, the most cost-effective option is aluminum, priced at $4 per sq. ft., while the most high-end one is copper, costing up to $30. Every type of metal roof has a different visual attractiveness, durability, and maintenance specifications. Their longevity is also diverse. If you choose an aluminum roof, it may last up to 45 years, while copper has a lifespan of up to a century.
How Steep The Roof Is
Installing or replacing a metal roof in a home with a flat roof is not the same as doing so in one with a steep-slope roof, and the cost will be different, either. Homeowners with gabled-roofed houses (and more so those preparing homes for sale in harsh winter areas) can expect to add $1,000 to $4,000 to their budgets for additional safety equipment, snow guards, snow rails, etc.
Other Factors
Before you start looking for roof contractor quotes, consider if you are installing your new metal roof over your existing asphalt shingle roof or clay tile roof or if you are replacing your old roof altogether. If so, expect to pay $1,000 to $5,000 more. Have you had leaks in the past, and is your roof decking rotting under your old roof? To solve the situation, calculate approximately $2 to $5 more per square foot.
Does a Metal Roof Increase Home Value?

Getting rid of your old roof and installing a shiny, new metal one will boost the value of your property in almost all cases. First and foremost, a metal roof will improve your curb appeal, giving your home a modern, stylish look many homebuyers find attractive. It may also help reduce your energy bills, and you don’t have to worry about repairs for as long as you own the home. All of that is great, but what is the ROI percentage if you remove your existing roofing and install a metal roof?
In line with data from the 2024 Cost vs Value Report published by the Journal of Light Construction (JLC), a metal roofing replacement with a job cost of $49,928 guarantees a resale value of $24,034. This is a 48.1% ROI. To provide this result, the report assumed the job value included:
- Taking off the old roof down to its wooden base.
- Adding a protective ice barrier around the edges and a high-quality waterproof layer across the roof.
- Covering the roof with 3,000 square feet of prefinished metal panels that lock together, including matching trims like edges, corners, and ridges.
- The roof is rectangular with hips. It includes custom fittings for two skylights and a special cap for the ridge vent.
And remember, you won’t be able to increase penny for penny whatever you invest in replacing the metal roof at the asking price. It doesn’t work that way. No seller would expect a buyer to pay extra for a roof, no matter how nice or new it is. Therefore, many real estate agents recommend sellers avoid going top dollar with their roof replacement and consider a midrange replacement instead.
The Pros and Cons Of a Metal Roof
If you’re seriously thinking about upgrading to a metal roof, take the time to explore the pros and cons to ensure you make the most informed decision possible:
Pros Of a Metal Roof
- Durability: Metal roofs don’t crack, chip, or break and endure the wildest weather, including high winds, heavy snow, fire, rot, and critter damage.
- Long life span: Other roofing systems last around 20-25 years. With proper care, certain types of metal roofing can last between 50-100 years.
- Energy-efficiency: A cool metal roof, coated with light paint or reflective granules, can reduce surface temperatures from 150°F to around 50°F on a sunny summer day.
- Environmental Impact: Are you looking for an environmentally friendly roofing option? Most metal roofs are made of recycled materials and are 100% recyclable.
- Aesthetics: When installing your metal roof, the market has a plethora of styles, colors, and finishes to match any architectural design your home has.
Cons Of a Metal Roof
- High Cost: Metal roofing costs more than other traditional roof materials, like asphalt shingles.
- Slipperiness: If its surface gets wet or icy, metal roofs transform into slippery surfaces, making maintenance and repairs more risky.
- Expansion and Contraction: When the temperature changes, metal roofing materials tend to expand and contract.
- Color Match Inconsistency: Over time, repairing or adding new panels to your metal roof may cause color mismatches because the original material might have aged and looked different.
- High Maintenance for certain types: Metal roofs require periodic recoating to prevent rust, and fasteners may need to be tightened or replaced
Hiring a Roofing Contractor or DIY
If you can install a metal roof yourself, you’ll keep around $7,000 in your pocket. But as good as this saving sounds, we won’t recommend it unless you are a licensed roof contractor. If not, it would be better to leave this task in the hands of a professional who can deal with the complexities and demands of the job.
The roof is every home’s silent guardian, standing firm against sun, rain, and snow. Doing a DIY roof installation without expertise puts it at risk of leaks, water damage, ice dams, condensation problems, structural problems, and gutter overflow, among other common serious issues.
Non-professional metal roof installation can also void manufacturer warranties, lead to safety hazards, and reduce the metal roof’s lifespan. In short, you will spend more time and money fixing problems with your roof if you install it on your own than on a professional metal roof mounting.
Should I Replace My Current Roof With a Metal Roof?
“If it’s not broken, don’t fix it” is advice that applies to many situations in life. And it also applies to your roof. Unless you have a roof in deplorable condition –the kind that has you grabbing buckets every time it rains, replacing it may not be the most practical choice if you simply want to improve your living conditions. Weigh the upfront costs, time, and effort before you get a new metal roof.
Now, if you’re a seller looking to maximize the property’s value, the equation changes. In this scenario, a new metal roof may enhance your home’s curb appeal, draw serious buyers, and increase the selling price. Therefore, the potentially high upfront costs can reward you with a long-term return, especially if you are listing your house in a swift-moving real estate market where modern upgrades can give you a significant advantage.
Before moving forward with a metal roof replacement, or even a metal rood repair, here are some criteria you can take a look at when deciding if it’s the right time to make changes to your current roof:
- Consider the age of your roof: No matter the material, if your roof is brand new or was installed a few years ago, it might not be worth it to make changes. If your roof is nearing the end of its lifespan, replace it.
- Evaluate the repair frequency: A complete roof replacement can be better than constantly replacing shingles or patching leaks.
- There’s visible damage: Don’t let home inspection damage your home selling process. Call a roofer if there are cracked or missing tiles or shingles, sagging areas, any type of water damage, or evident wear and tear.
Work out a plan with your trusted real estate agent if your roof did not pass this simple 3-step revision. They can lead and weigh with you if it’s a better choice to lower the house price and let the homebuyer deal with any existing issues or if repairs or a roof replacement before listing the property is the way to go.
FAQs: Does a Metal Roof Increase Home Value

Does a metal roof increase home insurance?
Installing a metal roof does not necessarily raise your homeowner’s insurance premium. As a matter of fact, your premium may decrease if the metal roof is newly built. This is because metal roofs are well known for their durability and longevity, both qualities insurers love. However, insurance companies also consider the rebuild costs of roofs according to materials, and while metal roofs are durable, they’re also among the priciest to replace.
Does a metal roof reduce energy bills?
Metal roofs are highly energy-efficient. Several online sources credit this roofing material with up to 50% energy savings, but that’s if your metal roof is also a “cool roof,” which is not always the case. Cool roofs are built to bounce back more sunlight and soak up less heat than a regular roof.
According to data from the U.S. Department of Energy, to make your metal roof a cool roof, you need metal shingles or tiles “factory-coated with a light- or cool-colored paint, or factory surfaced with reflective mineral granules.”
Which is more cost-effective shingles or metal roof?
Asphalt shingles are known to be a more cost-effective roofing option than metal. The price difference varies depending on roof size, the specific material used, the location, and other factors, such as whether or not the old roof will be removed. Considering only the material factor, the most affordable asphalt option (3-tab asphalt) costs between $1.50–$2.50, approximately a third of the cost of the most inexpensive metal roof option (aluminum) priced at $4–$11.
Do metal roofs attract lightning?
The available scientific evidence proves that metal roofs are not more or less likely to attract lightning than any other roofing material. As the Metal Construction Association (MCA) reported, an adequately grounded metal roof will spread the energy from the lightning strike across the roof, reducing heat transfer to your home and lowering damage risks.
Can I install a metal roof over existing shingles?
If you’re tired of replacing shingles every other month and want a more stable, eco-friendly roofing option, installing a metal roof may be right. It is possible to install the metal panels directly into the existing shingles. This is considered one of the most effective installation methods because it will save you labor costs. However, be aware that steel and other metals can act like a mirror, highlighting the imperfections in the shingles underneath the metal panels.
What is the cheapest roof to put on a house?
Asphalt shingles are the #1 go-to roofing material in US households due to two factors: easy installation and low cost. The exact cost of asphalt will depend on the specific type, your roof size, and other criteria, but the price is significantly less than that of metal roofs, according to data from Angi. For a better idea, see below a list of asphalt types and their roof cost per square foot.
Type of Asphalt | Roof Cost (per sq. ft.) |
3-tab asphalt | $1.50–$2.50 |
Architectural asphalt | $2–$3 |
Luxury asphalt | $2.50–$4 |
Can you put solar panels on a metal roof?
You can install solar panels on metal roofs; in fact, metal is considered one of the best roof materials for solar panels. Several reasons back this statement: first and foremost, alternative mounting options that can be used in metal roofing likely won’t require a solar panel installer to make holes in the roof, a common concern for homebuyers considering this renewable energy solution. In addition, installing solar panels will increase the cooling benefits of metal roofs.
As a bonus, if you are looking for more residential solar power, you can install both traditional solar panels (monocrystalline solar panels) and thin film solar panels easily on metal roofs.
Conclusion: Does a Metal Roof Increase Home Value?
Now that you know a new metal roof has an ROI of under 50%, plan accordingly. If you’re selling your home and your current roof is in good condition, a metal roof replacement may not be your best bet to make a reasonable investment and increase value. However, if your roof is crying out for a replacement, going with a metal roof is a smart move.
While this roofing system is not the cheapest in the market, it will return your investment with many appealing benefits that can’t be beaten by other roofing options, including its durability, longevity, minimal upkeep, pleasant looks, and energy-saving capabilities. No wonder this is the country’s second most installed roofing type.
If you’ve found this post helpful, share it with someone considering replacing their current roof with a metal one. And for more content about home improvements that will add value to your home, check out the ez Home Search blog!
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Preston Guyton
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