Roofing in Puget Sound: Costs, Materials and How to Hire

What a new roof costs here

Most quotes in this range include tear-off of one layer, new underlayment, new flashing at walls and chimneys, ridge and soffit ventilation, disposal and cleanup. Replacing rotted sheathing is usually priced per sheet on top.

Roofing materials compared for a wet climate

Architectural asphalt shingles cover most houses here. They are affordable, easy to repair and come with algae-resistant granules that slow the black streaking common under trees. In heavy shade they still grow moss, and a moss mat lifts shingle edges and holds water against them. Expect 20 to 30 years with good ventilation and periodic moss treatment.

Standing-seam metal sheds needles and water, resists moss and lasts 40 years or more. It costs roughly twice as much as asphalt, needs a crew that knows how to flash it, and is louder in rain without a solid deck underneath. It pairs well with solar.

Cedar shakes suit Craftsman and Northwest-style houses and age to a silver grey. They need cleaning and treatment every few years in this climate, can harbor moss quickly in shade, and some insurers and wildland-interface areas treat them as a fire risk unless they are fire-retardant treated.

Low-slope roofs on mid-century houses, additions and porches need a membrane, not shingles. Many older Seattle flat roofs are built-up tar and gravel or torch-down; current options include TPO and PVC membranes that reflect heat and seam welds that do not rely on adhesive.

Asphalt shingles

Standing-seam metal

Cedar shingles

Moss, ventilation and roof life

Moss is the reason a 30-year shingle often lasts 18 years here. It grows where roofs stay damp, especially on north slopes and under trees, and its roots lift shingle tabs. Three things slow it: trimming branches to let light and air in, zinc or copper strips near the ridge, and a gentle moss treatment rather than pressure washing, which strips granules.

Ventilation matters as much as the shingles. An attic that cannot move air holds moisture in winter, which condenses under the roof deck, rots sheathing from the inside and voids many shingle warranties. A good roofer checks soffit intake, ridge or roof vents, and bathroom fans that dump moist air into the attic instead of outside.

Roofing permits in Seattle and the Eastside

Whether a reroof needs a building permit depends on the city and the scope. A like-for-like shingle replacement is often treated differently from work that replaces structural sheathing, changes the roof structure or adds a new roof over an addition. Low-slope roofs that add insulation can touch the energy code. Check your city through the Permit Checker, and ask every roofer whether they will pull a permit and why.

On houses built before about 1980, older roofing layers and roof-related materials can contain asbestos. The Puget Sound Clean Air Agency requires an asbestos survey before many renovation projects, so a roofer working on an older house should mention it.

How to vet a roofer

1. 01Look up the company on the Washington L&I "Verify a Contractor" tool: active registration, bond, insurance, no unresolved claims.
2. 02Ask whether the crew installing your roof are employees or subcontractors, and who supervises on site.
3. 03Ask for the shingle or panel manufacturer's installer certification if they offer an extended warranty; some warranties require it.
4. 04Ask how they handle sheathing they find rotted: price per sheet, and whether you see it before it is covered.
5. 05Ask what ventilation changes they recommend and why.
6. 06Get the warranty in writing, separating the manufacturer's material warranty from the roofer's workmanship warranty.

Roofing quote red flags

• A price that does not mention tear-off, underlayment brand or flashing.
• "We can go over the old roof" on a house that already has two layers.
• No line for sheathing repairs, followed by large surprises after tear-off.
• A large cash deposit before materials are ordered.
• Storm-chasing door knockers after a windstorm with out-of-state plates and no local office.
• A workmanship warranty of a year or less on a full replacement.

The roofing quotes guide shows how to line up three bids so they can be compared.

Roofing guides by city

• Roofing in Seattle pre-war houses, low-slope additions and steep, tree-shaded lots→
• Roofing in Bellevue mid-century low-pitch roofs and large view homes→
• Roofing in Kirkland fir-shaded lots and lakeside exposure→
• Roofing in Redmond 1980s and 1990s subdivisions on their second roof→

Questions about roofing