roofers
Roof Replacement Cost in Washington
Roof replacement cost in Washington runs $12,000 to $22,000 for asphalt shingles and $18,000 to $40,000 for metal on a 2,000 square foot home, by region.
In This Article
Roof Replacement Cost in Washington
A roof replacement in Washington costs about $12,000 to $22,000 for an average 2,000 square foot home with architectural asphalt shingles, which works out to $5.50 to $9.50 per square foot installed. Metal roofing runs $18,000 to $40,000 on the same home, and the composite and cedar shake roofs common on the west side push higher still. Those figures sit 15% to 30% above the national average, and the reasons are the state's labor costs, its permit requirements, and the fact that a roof in Seattle or Olympia has to handle 40 to 60 inches of rain a year.
The state also splits into two roofing markets. West of the Cascades, moss, rain, and shade drive the design and the price, and roofers install ice and water shield, moss-resistant shingles, and heavy ventilation. East of the mountains, in Spokane, Yakima, and the Tri-Cities, the concerns are snow load, summer heat, and wind, and the same house gets a different quote and sometimes a different material.
What Washington Homeowners Are Paying by Material
Architectural asphalt shingles are the standard across the state, and they run $5.50 to $9.50 per square foot installed, or $12,000 to $22,000 for a 2,000 square foot roof with a moderate pitch. Three-tab shingles are cheaper at $4.50 to $6.50 per square foot but are increasingly rare because they do not hold up to west-side moss and wind.
Metal is the second most common choice, especially east of the Cascades and in the foothills. Standing seam metal runs $9 to $18 per square foot installed, and a 2,000 square foot roof lands between $18,000 and $36,000. Exposed-fastener metal panels are cheaper at $7 to $11 per square foot and are common on outbuildings and rural homes in Okanogan, Stevens, and Lewis counties.
Cedar shake and composite shake are the premium tier on the west side. A cedar shake roof runs $14 to $22 per square foot installed and is still seen in Mercer Island, Bainbridge, and older Bellevue neighborhoods. Composite shake, which mimics cedar with a 50-year warranty and no moss problem, runs $12 to $20 per square foot.
A Reference for 2026 Quotes
Here is what Washington homeowners are seeing for a 2,000 square foot roof with a single-layer tear-off, moderate pitch, and standard access:
| Material | Per square foot | 2,000 sq ft roof |
|---|---|---|
| Three-tab asphalt | $4.50 to $6.50 | $9,000 to $13,000 |
| Architectural asphalt | $5.50 to $9.50 | $12,000 to $22,000 |
| Exposed-fastener metal | $7 to $11 | $14,000 to $22,000 |
| Standing seam metal | $9 to $18 | $18,000 to $36,000 |
| Composite shake | $12 to $20 | $24,000 to $40,000 |
| Cedar shake | $14 to $22 | $28,000 to $44,000 |
Figures are approximate. Quotes in Seattle, Bellevue, and the Eastside routinely run 20% above these ranges, and quotes in Spokane, Yakima, and the smaller cities often sit near the bottom.
Why Washington Costs More Than Most States
Labor is the largest factor. Roofing crews in the Puget Sound region earn $28 to $40 an hour, and workers' compensation for roofing in Washington is administered through the state's Labor and Industries system at rates among the highest of any trade. A licensed, bonded, and insured roofer carries that cost, and it shows up in every quote.
The rain is the second factor. West-side roofers install ice and water shield along eaves and in valleys, synthetic underlayment across the entire deck, and often a moss-resistant shingle with copper or zinc granules. Each of those adds material cost, and the scheduling around weather adds labor cost, since a tear-off cannot start when a front is moving in.
Permits and inspections round it out. Most Washington cities and counties require a permit for a full replacement, with fees of $150 to $600 depending on the jurisdiction, and Seattle, Tacoma, and King County inspect the underlayment and flashing before the shingles go on.
West Side vs East Side
A 2,000 square foot architectural shingle roof that costs $16,000 in Kirkland might cost $12,500 in Spokane Valley. Labor is cheaper east of the mountains, the rain-related upgrades are lighter, and the permit fees are lower. The trade-off is that east-side roofs need higher snow load ratings and more attention to ventilation for the summer heat, and metal is a more common recommendation there.
What Moves Your Quote
Pitch and complexity matter more than square footage. A simple gable roof at a 6/12 pitch is a fast job. A steep 10/12 or 12/12 roof with dormers, multiple valleys, and skylights, which describes many Craftsman homes in Seattle's Wallingford and Tacoma's North End, takes twice as long and requires fall protection setups that add a day.
Tear-off is the next factor. Washington allows one layer of shingles over an existing layer in some jurisdictions, but most roofers recommend a full tear-off, and removing two existing layers instead of one adds $1,000 to $2,500 in labor and disposal.
Decking condition is the surprise item. Moss and rain on the west side rot plywood at the eaves and around chimneys, and replacing sheathing runs $75 to $130 per sheet installed. A quote should state that rate up front, and a roofer who finds 20 bad sheets on a Bainbridge Island house is not padding the bill.
Moss, Ventilation, and Flashing
Moss is a Washington-specific expense. Roofs under fir and cedar canopy in Olympia, Bremerton, and Issaquah grow moss within a few years, and the better roofers install zinc or copper strips at the ridge and recommend a moss-resistant shingle, which adds $500 to $1,500 to a typical job.
Ventilation matters on both sides of the mountains. Many Washington homes from the 1970s and 1980s have undersized attic ventilation, and a new roof without a ridge vent and adequate intake will trap moisture on the west side and heat on the east. Adding a ridge vent and soffit intake runs $500 to $1,500.
Flashing at chimneys, skylights, and wall intersections is where west-side roofs fail first. A quote should specify new flashing, not reuse, and step flashing at every sidewall.
Hiring and Contract Rules in Washington
Washington requires roofing contractors to register with Labor and Industries, carry a bond, and maintain liability insurance, and the L&I lookup shows all three plus any complaints or lawsuits. A contractor who cannot produce a registration number is working illegally, and you have no access to the bond if something goes wrong.
Get at least three written quotes that specify the shingle brand and line, the underlayment, the ice and water shield coverage, the flashing plan, the ventilation, and the warranty. Compare scope, not totals, because a $15,000 quote with full ice and water shield, new flashing, and a 15-year workmanship warranty beats a $12,000 quote with none of those.
Deposits should be modest, usually 10% to 30%, with the balance due after the final inspection and cleanup. A magnet sweep for nails, gutters cleared of debris, and a walkthrough with the foreman are all part of a finished job. You can build a shortlist from our listings of roofing contractors across Washington and verify each one on the L&I site before scheduling.
Schedule for the dry season if you can. June through September is the busiest and most expensive period on the west side, and roofers often discount 5% to 15% for jobs booked for late fall or early spring when the weather allows. For more on hiring exterior trades across the state, the home services blog covers every service.
Frequently Asked Questions
How much does a new roof cost in Seattle?
A 2,000 square foot architectural shingle roof in Seattle typically runs $15,000 to $25,000, with steep Craftsman roofs and homes needing decking repair pushing higher. Metal on the same home runs $22,000 to $40,000.
Is metal roofing worth the cost in Washington?
On the east side and in the foothills, often yes, because metal sheds snow, resists wind, and lasts 40 to 60 years. On the west side it resists moss better than shingles and can make sense on a long-term home, though the upfront cost is 50% to 100% more than architectural shingles.
Do I need a permit to replace a roof in Washington?
Most cities and counties require one for a full replacement, with fees of $150 to $600. Seattle, Tacoma, Spokane, and King and Snohomish counties inspect the work, and the roofer should pull the permit as part of the job.
How long does a roof last in western Washington?
Architectural asphalt shingles typically last 20 to 25 years on the west side, less under heavy tree cover where moss shortens the life. Metal lasts 40 to 60 years, composite shake 40 to 50, and cedar shake 20 to 30 with maintenance.
Can I roof over the old shingles to save money?
Some jurisdictions allow one overlay, and it saves $1,000 to $2,500 in tear-off costs. Most Washington roofers advise against it because it hides rotted decking, adds weight, and shortens the new roof's life, and many manufacturer warranties require a full tear-off.