Does a Metal Roof Increase Home Value in North Carolina?

Usually less than you paid. The Journal of Light Construction's 2025 Cost vs Value Report estimates how much of a project's cost is reflected in resale value within a year. For the South Atlantic region, which includes North Carolina, a metal roof replacement recouped an estimated 56.5% of its cost, and an asphalt shingle roof replacement recouped 69.9%. Nationally, the report put those figures at about 50% and 68%.

The study's metal project is a 3,000-square-foot standing seam roof with full tear-off, so it is a reference point, not a quote for an aluminum shingle roof on your house.

No roofing project in the study paid for itself at sale. That is normal for replacement projects: buyers expect a house to have a working roof, so a new one removes a problem more than it adds a feature.

Because it costs more up front, and buyers and appraisers tend to value "new roof" more than "which roof." A buyer comparing two houses sees that both roofs are new and sound; few will pay the full difference in material cost.

Metal Roof NC's rule of thumb is that an Interlock aluminum roof typically costs about 2.5 to 3 times a traditional asphalt-shingle roof. Prices vary job to job with roof size, pitch, tear-off and other conditions, and an on-site estimate is required for an accurate price. With a larger investment, the same dollar bump in sale price is a smaller percentage of cost.

The value of a metal roof shows up mostly while you own the house: fewer reroofs and repairs over time. See metal vs asphalt over the long run.

A new roof takes one of the most common objections off the table. North Carolina's standard Residential Property and Owners' Association Disclosure Statement asks sellers the year the roof covering was installed and whether there is any leakage or other problem with the roof. Buyers' home inspectors look at the roof closely, and an old or leaking roof often turns into a repair request or a price reduction.

Buyers also need homeowners insurance to close, and insurers may ask about roof age and condition. A newer roof can make that step smoother. See roof age and home insurance.

In short, a sound, newer roof helps a sale go through on your terms. It is less about adding a premium and more about avoiding a discount.

Many do, because it gives them something concrete. The Guardian Lifetime Limited Material Warranty from Interlock Roofing covers material and finish for the original purchaser while they own the home. It can be transferred once, and the second owner is covered to 50 years from substantial completion. Workmanship is excluded, and the Alunar® coating is warranted for 30 years.

To make the warranty useful in a sale, keep the paperwork: the contract, invoice, warranty documents, permit and final inspection record if one was required, and the installation date. Follow the warranty's transfer procedure when you sell. Our metal roof warranty guide explains what to look for.

It can, for the right buyer and house. Metal roofs that look like slate, cedar or tile suit many North Carolina home styles, from Durham bungalows to newer Triangle and Charlotte-area two-stories. Buyers who plan to stay a long time, or who have had storm damage before, may value a long-lasting roof more.

Style matters. A standing seam roof suits farmhouse and modern designs; a slate or shake profile reads as traditional from the street. If you are in an HOA, approval records also help a buyer see the roof meets community standards; see HOA metal roof approval.

We do not claim a metal roof adds a set amount to a home's price. Appraisers and local markets decide that.

It can matter more to coastal buyers, though no study we know of puts a separate number on it. Homes near the sound and the ocean, from Wilmington and Carolina Beach to Morehead City and New Bern, face salt air and stronger storm winds, and buyers there tend to ask harder questions about the roof.

Aluminum does not rust, which makes it corrosion-resistant in salt air. Interlock aluminum shingles lock on all four sides with concealed fasteners and are rated for winds up to 120 mph when installed to manufacturer specification. Design wind speeds in parts of coastal North Carolina are higher than that, and the local permit office or an engineer sets the requirement for a given house, so ask how your roof meets it.

For a coastal sale, keep records showing how the roof was installed and inspected. See aluminum vs steel on the NC coast and NC coastal wind zones.

Probably not, if resale is your main goal. If you plan to sell within a few years and the roof needs replacing, a sound asphalt roof usually recoups more of its cost, based on the Cost vs Value data. Disclose honestly either way.

If you are staying long enough to avoid future reroofs, or you would simply rather live under a longer-lasting roof, metal makes more sense. Run the numbers for your plans in metal vs asphalt over the long run, and see when to replace a roof in NC.