Boost Property Value with Garage Repair or Replacement

old garage with chipped paint

Updated February 21, 2024

Garages wear, like anything else, and sometimes need repair or replacement.

Regardless of the housing market, it's smart to tackle an exterior project like garage repair or replacement to help protect, and potentially increase, your home's value.

If your garage is in any state of disrepair, we strongly recommend repairing or replacing it.

First, thoroughly assess the project.

Find out if there is extensive rot or pest damage, like termites or carpenter ants. If so, garage replacement may be the best option.

Attempting to repair the garage after rot or pest damage has spread too far is like trying to save an already lost cause—you’ll only be wasting time and money.

If the garage has only minor flaws or surface damage, one of the least expensive ways to get it looking new is by dividing the project into several sections or stages.

We’ll go over the various issues that old garages face and how to resolve them:

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Common Garage Problems

Damaged Garage Framing

old garage door

If any aspect of your garage’s framing system is damaged, whether from insect or water damage, the entire structure can be put at risk.

If you can push a nail into any wood in the garage more than ½ an inch by hand, the wood should be replaced. Use a piece of chalk to mark any wood that needs to be replaced as you do your walk-through.

If your garage door doesn’t close anymore or the garage is starting to lean, give it the additional support it needs by installing structural ceiling beams or metal rods. This will provide additional structural support for years to come.

Outdated Garage Doors

Discolored, out-of-date, non-functioning, or just plain boring garage doors can become eyesores and greatly reduce the overall value of your property. Luckily, this is just a cosmetic problem.

If the door is discolored, oftentimes you can powerwash, or scrub away, any grit and grime. If you want to give your garage door a fresh look without paying for a new one, you can paint it a fresh and flattering color.

Replacing your garage door entirely is more expensive upfront but can pay off in the long run.

TIP: In the U.S., homeowners can receive up to a 98% return on investment (ROI) for replacing their garage doors. In certain markets, like the Pacific region, the ROI can increase to 120% or more in some cases, making this project extremely worthwhile.

Chipped/Peeling Paint

chipped garage paint

Like an ugly garage door, a garage with a bad paint job is a drain on your property’s value.

If you’re ready and willing to handle the dirty work, repainting your garage is a great way to boost property value.

If your garage was built prior to 1978, there is a high chance it contains lead paint, so make sure you follow proper precautions. Have it inspected prior to starting any work if the garage was built or repainted prior to 1980.

If the paint is determined to be lead-free, continue with the paint removal...

To safely scrape and sand away the old, chipping paint, use a sander with a dust-extractor (essentially a sanding tool connected to a vacuum hose). You can rent one from your home improvement stores rather than buying one. 

Always wear protective equipment—such as a respiratory mask, faceshield, and work gloves—and take care to avoid contaminating nearby soil.

Nothing pops like a fresh coat of paint, and curb appeal is huge when it comes to property value.

Make sure your garage—and, in turn, your property—looks its best. If your garage is beyond repair, find a local professional to tear it down for you and start fresh.

Garage Repair

If your garage is still structurally sound, repairing its imperfections is likely the most cost-effective way to update your garage. 

Installing structural beams, replacing old doors or windows, and updating your garage's paint job are all examples of common garage repair projects that can give your property a facelift and increase the overall value of your home.

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Garage Demolition and Replacement

If your garage is no longer structurally sound, demolition and replacement is most likely your best option.

Garage demolition and replacement will require a permit and should be carefully done by a professional.

Deconstructing a garage is a great way to protect salvageable material and to be able to resuse/recycle as much material as possible.

The first step after receiving a permit is to shut off the water, gas, and electricity. Once utilities are off, any pipes and wires can be safely removed from the walls by removing any wallboard necessary to access them. These items are recyclable and should be removed before total demolition for environmentally-friendly disposal.

Next, trim around doors/windows can be removed, followed by exterior siding.

Once all the trim and siding is removed, doors and windows can be removed, followed by the garage framing.

The alternative method to this is demolition with heavy machinery, which doesn't involve the careful disassembly of the garage part by part. 

Regardless of the demolition method used, the land will typically then be graded and returned to a level state to prepare for the new garage build.

Garage demolition typically costs around $1,000-$3,000 and will vary based on the size of the garage, material it was built with, whether there is a cement slab that also needs to be dug up, cost of living in your area, and more.

Garage replacement costs around $35-$70 per square foot on average, making the average cost of a new 400 sq ft two-car garage range from $14,000-$28,000. The materials used, size of your garage replacement, where you live, and who you hire will all impact the cost of your particular garage replacement.

The best way to find out how much you can expect to pay for your garage demolition project is to contact qualified demolition contractors in your area and have them give you an estimate.

Getting multiple quotes will not only ensure that you don't overpay but will also give you an opportunity to see what kind of customer service you can expect before hiring a contractor.

Hometown helps make it easy to find contractors in your area, see customer reviews, and request quotes from as many contractors as you'd like.

By filling out our single quote request form, you'll be able to answer questions about your project in one convenient form and send your quote request to up to 3 professional contractors that service your zip code.

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Affect on Home Value

As mentioned above, replacing your garage door can provide a whopping 98-120% return on investment (ROI) for homeowners, but what about total demolition and garage replacement?

Garage replacement is an often overlooked property update that can increase a home's value by $20,000-$35,000 for an average sized garage in a typical housing market.

In fact, homeowners can expect a 60-80% ROI for a garage replacement or addition to their property, often encouraging more offers when it comes time to sell.

If you're looking for ways to update your property and increase its overall value, garage repair or replacement proves to be a worthwhile investment.

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