Siding or Roof?

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Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
9mo
Quote from @Adam Meckler:

I have a duplex that needs both siding and a new roof. I have to refinance in November and can only afford to do one or the other. Which one is going to increase the value of the duplex more? Looking to pull case at refi. 


Where are the appraisers with their comments?

In our experience, an appraiser infrequently lowers appraised value due to a roof issue. If they suspect a problem, they usually will require a letter from a licensed contractor stating the condition of the roof and how long until it needs replacing.

So, the siding will usually have a bigger impact on value than a roof.

But, be careful!

Rarely do cosmetic improvements, like siding, increase the appraised value dollar-for-dollar. 

You may want to plan on only seeing 25-50% of the siding expense as an increase in the appraisal value.

Highly recommend you pull comps, or pay an agent $75-100, to try to figure our how much extra vlue the siding MAY add. 

NOTE: even the plumbing, toilets and electrical updates you've done won't really increase the appraised value much:(

New kitchens & baths, windows, flooring and mechanicals typically push the value higher, but you are still limited by the market.

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  • Caleb Brown
    Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
    9mo

    I would focus on which item is in worse shape. A bad roof that is leaking will lead to water issues and make the repair increase in cost as time goes. Siding that is deteriorating or rotted will allow moisture that can cause more damage. Value wise siding changes the aesthetic and can change the overall curb appeal. This is something that can take the property from OK to looking modern. 

    0Reply
    • Adam MecklerPro Member
      OP
      Investor · Houghton, MI · Member since 2025 · 18 posts · 7 votes
      9mo

      @Caleb Brown 

      Thanks Caleb,

      My digging is showing that the siding will increase the property value more than a new roof would. Is that generally your assertion all other factors aside? Because of the curb appeal impact? The roof needs replacing for sure, but I think we could get away with another season if we had do. 

      0Reply
  • Adam MecklerPro Member
    OP
    Investor · Houghton, MI · Member since 2025 · 18 posts · 7 votes
    9mo

    Thanks Caleb,

    My digging is showing that the siding will increase the property value more than a new roof would. Is that generally your assertion all other factors aside? Because of the curb appeal impact? The roof needs replacing for sure, but I think we could get away with another season if we had do. 

    0Reply
  • Luke Milbocker
    Member since 2020 · 9 posts · 3 votes
    9mo

    Can you defer both and hold on to cash until one breaks?

    0Reply
    • Adam MecklerPro Member
      OP
      Investor · Houghton, MI · Member since 2025 · 18 posts · 7 votes
      9mo

      @Luke Milbocker definitely could, but I'm in a two year balloon and I HAVE to refi in November. So my plan was to create as much value as possible before refi so I can pull cash out at the refi. I've already replaced galvanized plumbing, toilets, and updated electrical for around $10k total. 

      0Reply
  • Elealeh Fulmaran
    Specialist · Member since 2025 · 483 posts · 270 votes
    9mo

    Smart call prioritizing for the refi—both matter, but roofs often drive bigger appraisal lifts since they're functional and safety-critical, while siding is more cosmetic. Two tips: get bids on both to see dollar-for-dollar value add (aim for recent hail/wind claims if possible to offset costs), and share your comps plus before/after photos with the appraiser to push ARV higher.

    What's the current appraisal target and rough cost quotes for roof vs siding?

    0Reply
    • Adam MecklerPro Member
      OP
      Investor · Houghton, MI · Member since 2025 · 18 posts · 7 votes
      9mo

      @Elealeh Fulmaran  thank you! I'm getting a siding quote tomorrow. Roof quote is $35k. I'd have to put 10k down now to get on the schedule for this spring/summer. 

      Before/after pics is a great idea. I'll definitely do that. Thanks! 

      0Reply
  • Greg Franck
    Investor · Saint Louis, MO · Member since 2016 · 72 posts · 65 votes
    9mo

    Hey Adam,  Not sure either is going to add a ton of value to an appraisal.  If you are holding the property for a while, I know a new roof will help you reduce monthly expenses.  This is accomplished through a more favorable premium / deductible on your property insurance policy.  Talk to your agent however this repair should allow you to lower your insurance premium.  That is a big push with carriers right now. 

    0Reply
  • Scott Chilton
    Real Estate Broker · Belmont, MA · Member since 2025 · 150 posts · 65 votes
    9mo

    In your situation, the roof is usually the more important value driver for refinancing purposes. Lenders and appraisers often focus on structural integrity and major systems first, and a new roof signals that the property is protected and low risk. Siding is more cosmetic and can improve curb appeal, but it generally does not add as much to the appraised value for a cash-out refi.

    If your goal is to maximize what you can pull at refinance, I would recommend doing the roof first. You can plan the siding upgrade later, once you have the cash from the refi. This approach protects your investment, satisfies the lender, and keeps you moving toward your next deal without overextending your budget.

    0Reply
  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    9mo

    Buyers in the know will give more value to a new roof. Although they can both be about the same cost (depending on siding material choice), a roof has a more important function. Siding can be pretty effectively patched and painted for years....a roof is pretty much done when it's done.

    0Reply
  • Austin Plough
    Homeowner · Western Slope, CO · Member since 2023 · 42 posts · 21 votes
    9mo

    Hi there, @Adam Meckler!
    I am looking at replacing the roof on our place soon, ended up getting a few quotes with varying bids returned this fall. Planning to kick off the project next year as soon at the snow is done flying.  
    Sounds like your one roof quote is $35K. Would you consider getting another quote or two? 

    0Reply
    • Adam MecklerPro Member
      OP
      Investor · Houghton, MI · Member since 2025 · 18 posts · 7 votes
      9mo

      @Austin Plough hey Austin, I am getting another quote but I live in a very small town in a very remote area so my options are limited. I'm in the upper peninsula. There isn't a categorization for where I live on these forums so I put Grand Rapids but I'm literally 8 hours from there.

      1Reply
    • Marcus Auerbach
      Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes
      9mo
      Quote from @Austin Plough:

      Hi there, @Adam Meckler!
      I am looking at replacing the roof on our place soon, ended up getting a few quotes with varying bids returned this fall. Planning to kick off the project next year as soon at the snow is done flying.  
      Sounds like your one roof quote is $35K. Would you consider getting another quote or two? 


      35k is not a fair price for a duplex roof (with an assumed 2000 sqft footprint). 

      A sqare of quality shingles (10'x10') incl supplies costs about $150 and takes about an hour of labor to install. Double that to include equipment and profit. You can do some quick math based on your roof size, probably 25-30 squares, that gives you a starting point for talking to contractors. 

      Roof first for sure, the appraiser will not value either much. And refi-appraisals are notouriosly low, because the appraiser does not have a purchas price to reference.

      0Reply
  • Cheryl Schuck
    Real Estate Agent · Parsippany, NJ · Member since 2013 · 186 posts · 71 votes
    9mo

    I always look from the standpoint of selling the property. While you can get away with older siding,  as long as it doesn't have holes and issues that will create more issues for you, that generally isn't something that will come up in a home inspection that a buyer will be looking for a credit for. The roof on the other hand adds more value for a buyer because they know they won't have to take on that expense. Plus if there is any damage to the roof in the slightest they will hit you for that during home inspection. I'm sure you're not looking to sell yet I always look from being a seller. I do that when my buyers are looking at properties and I always do the pros and cons of it on selling.

    0Reply
    • Adam MecklerPro Member
      OP
      Investor · Houghton, MI · Member since 2025 · 18 posts · 7 votes
      9mo

      @Cheryl Schuck thanks for this. Super helpful. I'm not planning to sell anytime soon but appreciate this perspective. 

      0Reply
  • Kate Sanchez
    Member since 2025 · 242 posts · 98 votes
    9mo

    @Adam Meckler I’d prioritize the roof - lenders value structural integrity. A new roof reduces risk and often has more impact on appraisal at refi. Good luck with the refi!

    1Reply
  • Leroy K. WilliamsPro Member
    Property Manager · Southfield Mi · Member since 2018 · 182 posts · 171 votes
    9mo
    Quote from @Adam Meckler:

    I have a duplex that needs both siding and a new roof. I have to refinance in November and can only afford to do one or the other. Which one is going to increase the value of the duplex more? Looking to pull case at refi. 

    When you say it needs a new roof what do you mean?  My family has been in the roofing and siding business for over 70 years and for a roof the general rule is replace it once it starts showing signs of moisture or leaks on the underside of the roof deck.  If you believe it should be replaced because it looks worn that would be another thing. If there are no leaks I would focus on the siding.  

    Inbox photos to me since you also may have received high quotes, it may that you can afford to do both or you may be able to do one and have a professional certify the other for a certain number of years after an inspection. 
    1Reply
  • Frank PyleBusiness Member
    Specialist · USA · Member since 2024 · 279 posts · 130 votes
    9mo

    If you’re refinancing in November and can only pick one, I’d lean roof first in most cases.

    Here’s why: if you finance the property, you have to carry full hazard insurance. A lot of carriers right now are either limiting roof coverage once the roof hits a certain age, putting a depreciated/declining value on the roof, or excluding it altogether. That’s turning into a real problem at closing because most lenders won’t accept policies that don’t meet full coverage requirements. So even if siding helps value, an “old roof” can quietly become the thing that blocks the refinance.

    From a value standpoint, siding can help curb appeal and comps, but the roof is usually the bigger risk item for insurance + lender approval. If you can, get a roof inspection and a letter showing remaining useful life, then shop insurance now so you’re not surprised a few weeks before closing.

    If you want, post the roof age and what kind of siding you’ve got, and I’ll tell you what I’m seeing lenders/insurers push back on right now.

    [email protected]317-501-3467
    Frank Pyle at ExP Realty
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    • Adam MecklerPro Member
      OP
      Investor · Houghton, MI · Member since 2025 · 18 posts · 7 votes
      9mo

      @Frank Pyle this is awesome thank you Frank. The roof is bad. Was leaking this year and I had to pay to patch it. It's definitely time and this post is convincing me that's the right way forward. Siding is in rough shape but it's doing its job so that can wait. 

      0Reply
  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    9mo

    @Marcus Auerbach Yes, $35k is too much...but your number ($9000ish?) is not enough IMO. We should include more $$ for the Contractor's overhead.....payroll expenses, Worker's Comp (roofers typically pay 100%, so at $30 hr, they're actually paying $60), etc, etc....

    Just my $.02....

    0Reply
  • Jackson Njogu
    Real Estate Agent · Nairobi, Kenya · Member since 2025 · 6 posts · 3 votes
    9mo

    The roof will generally have a greater impact on your refinance outcome. Appraisers and underwriters place a high priority on major structural and deferred maintenance items. A new or recently replaced roof reduces risk, supports a stronger condition rating, and helps prevent value deductions or repair conditions that could otherwise affect loan terms.

    0Reply
  • Michael Paling
    Rental Property Investor · Gwinn, MI · Member since 2016 · 174 posts · 103 votes
    9mo
    Hey Adam, since everyone else here is saying $35k is too high of a quote for a roof, make sure you’re casting your net far enough looking for contractors. If I remember correctly, you’re in Houghton, so maybe there’s someone from Marquette, escanaba, etc. that’s able to make the job work for less. I’ve heard some people say they’ve been able to hire contractors from lower Michigan for cheaper than locals on some jobs like these.
    0Reply
  • Stuart UdisPro Member
    Attorney · Philadelphia · Member since 2018 · 2k+ posts · 3k+ votes
    9mo

    This should never be framed as a roof versus siding decision. If both components are at the end of their useful life, both need to be replaced. Once either fails, costs increase exponentially due to water intrusion, mold remediation, and related damage including potential tenant move outs which is on top of the base cost of replacing the roof and siding themselves.

    If there is equity in the property, it may be worth exploring a construction-to-permanent loan. That loan allows you to refinance and allocate a portion of the proceeds toward replacing the roof, siding, and any other deferred capital items, rather than addressing them reactively after a failure. Normally when the same property has failing siding and roof, there are other building systems that are at or nearing the end of their useful life.

    Deciding whether to update kitchens and bathrooms or install new flooring are the optional decisions that need to be weighed against potential rent roll increases and impact on real estate value but items like roof and siding are not optional.

    [email protected]
    1Reply
  • Steven WeidlerPro Member
    Member since 2025 · 38 posts · 9 votes
    9mo
    Quote from @Adam Meckler:

    I have a duplex that needs both siding and a new roof. I have to refinance in November and can only afford to do one or the other. Which one is going to increase the value of the duplex more? Looking to pull case at refi. 

    H currently have 7 duplex's and from my experience its Siding for sure. 

    Im always there when a appraisal happens and mention 2-5 times how its a rental property. You watch how the questions and notes in the appraisal will change ever so slightly.... these guys are human and when theyre looking at your duplex you want it in the eyes of a revenue generating business over a forever home. 

    When renters drive by/come see it its almost not possible for the siding to be anything but first impression... i dont think a renter has ever asked me about a roof. Im that lens siding EVERY TIME.

    Now if the refi is as a primary, that I dont know, not my ball game but I love 2-4 units.
    0Reply
  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
    9mo
    Quote from @Adam Meckler:

    I have a duplex that needs both siding and a new roof. I have to refinance in November and can only afford to do one or the other. Which one is going to increase the value of the duplex more? Looking to pull case at refi. 


    Where are the appraisers with their comments?

    In our experience, an appraiser infrequently lowers appraised value due to a roof issue. If they suspect a problem, they usually will require a letter from a licensed contractor stating the condition of the roof and how long until it needs replacing.

    So, the siding will usually have a bigger impact on value than a roof.

    But, be careful!

    Rarely do cosmetic improvements, like siding, increase the appraised value dollar-for-dollar. 

    You may want to plan on only seeing 25-50% of the siding expense as an increase in the appraisal value.

    Highly recommend you pull comps, or pay an agent $75-100, to try to figure our how much extra vlue the siding MAY add. 

    NOTE: even the plumbing, toilets and electrical updates you've done won't really increase the appraised value much:(

    New kitchens & baths, windows, flooring and mechanicals typically push the value higher, but you are still limited by the market.

    [email protected]248-209-6824
    Logical Property Management4.9458 Reviews
    WebsiteView Page
    2Reply
  • Henry ClarkPro Member
    Developer · Member since 2020 · 4k+ posts · 4k+ votes
    4mo

    OP.

    Peaks, valleys, troughs, fireplaces, skylights, how many layers 1/2/3 removal, Asphalt or ????, "gutters included", your remote- how busy are the crews, disposal costs and distance, "roof repair", one story or two plus walkout basement (height), access all around for clean up and getting material on the roof, Landscaping around the house, Tree trimming required, etc etc.  A few pictures are better for discussion.

    Was the leak a valley issue, a gutter/ice buildup issue, chimney issue, etc.

    If it has one layer, get some buddies over and knock it out yourself in two days, especially if it is one story with two sides.  Just put another layer on and don't strip.  (What is the exit strategy for this property? Time wise), 

    Key issue is without seeing the roof, there are a lot of variables.

    0Reply
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