Roofing in Redmond, WA
A new asphalt roof on a typical Redmond two-story costs $16,000 to $30,000, and larger North Redmond homes $25,000 to $45,000. Most Redmond roofs being replaced now are the first or second roof on a 1980s or 1990s house, and many are original cedar shakes or early three-tab shingles.
Redmond roof replacement costs
| Roof | Typical Redmond range | Redmond factors |
|---|---|---|
| Two-story subdivision home, architectural asphalt | $16,000 – $30,000 | Education Hill, Grass Lawn, Willows |
| Larger home, asphalt | $25,000 – $45,000 | North Redmond, English Hill |
| Cedar shake to asphalt conversion | $19,000 – $38,000 | New decking over spaced boards |
| Rambler or daylight basement, asphalt | $14,000 – $24,000 | Overlake, Idylwood |
| Standing-seam metal | $32,000 – $65,000 | Less common; check HOA |
Redmond roofs by house era
1980s houses were often roofed in cedar shakes, now split, cupped and mossy. Converting to asphalt means installing solid sheathing over the spaced boards the shakes were nailed to.
1990s houses commonly had three-tab asphalt shingles, now curling and shedding granules. Their replacement is usually architectural shingles.
Overlake and Idylwood ramblers from the 1960s and 1970s have low-pitch roofs that need careful material choice and moss control.
Attics on many subdivision homes were built with too little ventilation, which shortens shingle life and can void warranties. A new roof is the time to add ridge and soffit venting.
Redmond roofing rules and HOAs
Whether a reroof needs a permit depends on scope: covering-only replacement is treated differently from sheathing replacement or framing changes. Many Redmond HOAs set roofing material and color standards, and some require approval for switching from shakes to another material. Older roofing materials may need an asbestos survey under Puget Sound Clean Air Agency rules.
Redmond roofing questions
Can I replace my cedar shakes with asphalt?
Usually, with HOA approval where required. Most Redmond subdivisions now allow architectural asphalt.
Why did my 1990s roof wear out so early?
Three-tab shingles of that era, poor attic ventilation and moss shortened many of them.
Should I fix ventilation with the new roof?
Yes. Adding ridge and soffit vents during replacement is far cheaper than later.
Do neighbors replacing roofs at the same time get a better price?
Sometimes. Roofers may discount when they can schedule several houses on one street.