- Typical cost
- $12,000 – $30,000 (asphalt) / $40,000+ (metal)
- Cost recouped
- Roughly 55–70% at resale
- Lifespan
- 25–30 years (asphalt) / 50+ years (metal)
Nobody gets excited about a new roof. But it is the improvement most likely to kill a deal at inspection, and the one that quietly protects the framing, insulation, drywall, and finishes underneath it.
When it is time
- Curling, cupping, or missing shingles, especially on the south-facing slope.
- Granules collecting in the gutters — the shingle is losing its UV protection.
- Daylight or staining visible in the attic sheathing.
- The roof is 20+ years old and you are within a few years of selling.
Asphalt vs. metal
Architectural asphalt shingles are the regional default: reasonable cost, 25–30 year life, and a broad contractor base. Standing-seam metal costs two to three times more, lasts twice as long, and sheds Ohio's freeze-thaw ice better — but the resale return percentage is lower because most buyers do not price in the longer life.
Storm damage and insurance
The Miami Valley gets real hail and real wind. If you suspect storm damage, document it and call your carrier before you sign anything. Be cautious with out-of-town crews who appear after a storm, offer to "cover your deductible," and want a signed contingency agreement on the spot. That practice is a red flag and in many cases illegal.
What a good roofing quote includes
Tear-off of all existing layers, sheathing inspection and a per-sheet replacement price, ice-and-water shield at eaves and valleys, synthetic underlayment, new flashing (not reused), ridge ventilation, full cleanup with magnet sweep, and a manufacturer warranty that requires certified installation. A member roofer will put every one of those lines on paper.
Looking for a roofing contractor?
HBA Dayton members in the Roofing Contractors category do this work across the Miami Valley.