Feeling lost about how much a new roof will cost in Seattle? You’re not alone. With so little clear pricing information, it’s frustrating trying to budget for a new roof. And when roofing companies only say “It depends,” it makes things even more confusing.
At RoofSmart, we’ve helped thousands of Seattle homeowners navigate roof replacements over the last 14 years. We’ve seen how unpredictable pricing can be, and we know the key factors that determine your actual cost.
The average Seattle homeowner buys asphalt shingles, making the average cost of a new roof $20,000 to $30,000. There are many factors that can drive up this cost, including choosing a more expensive roofing material.
In this article, we’ll break down real Seattle-area roof replacement costs, what impacts pricing, and how you can get an accurate estimate for your home.
After reading this article, you will understand how much it costs to have your roof replaced in the Greater Seattle area.
What Are the Cost Differences Between Roof Types?
A factor that will greatly impact the cost of the roof is the type of shingle that is used. There are a wide variety of different roof types that you can choose from. The reason that Seattle homeowners choose asphalt shingles often is that it’s the most affordable option.
Selecting a different roof type will cause the biggest increase in your new roof’s cost, but it can also provide you with added protection or a longer-lasting roof than you’d get from asphalt shingles.
When looking at the cost for each roof type, keep in mind that Seattle’s labor costs tend to be higher than the national average, so expect to pay slightly more for skilled roofing contractors. The cost estimates in this article include materials and labor.
Here’s an overview of the most common roof types and their costs:
- Asphalt composition shingles (most common) – typically ranges between $6-$8 per square ft.
- Strip shingle / 3-tab shingle roofing
- Builder-grade basic comp shingle roofing
- Deluxe, thicker composition shingle roofing
- Metal Roofing – typically around $12-$16 per square ft.
- Stamped Metal Roofing
- Standing Seam Metal Roofing
- Corrugated Metal Roofing
- Barn / Agricultural Metal Roofing panels with exposed fasteners (this is the most affordable option).
- Cedar Shake– typically ranges between $18-$25 per square foot.
- Cedar Shingles are often used on walls, sometimes on expensive roofs
- Medium Cedar Shakes, treated and raw
- Heavy Cedar Shakes, treated and raw
- Tile Roofing
- Concrete Tile Roof – typical cost varies more widely. Roughly $15/sqft
- Clay Tile Roof – premium grade, quarried and freighted in. $35-$40/sqft range
- Slate Tile Roofing
- Flat Roofing – the typical range is $10-$18 per square foot
- Tar, built-up roofing (BUR), gravel top, torchdown roofing
- Single-ply membrane, like PVC / TPO / EPDM Roofing
- Specialty walking deck membranes like Dec-tec or Global Dec-K-Ing covered patio waterproof roofing, often with rails
All of these roof types require different skill levels to be installed, and some of them take longer to install because they are more difficult to work with. Both of these factors will add to labor costs.
Roof Type Cost Comparison Table
| Roof Type | Cost per Sq. Ft. | Typical Total Cost in Seattle (2,500 sq. ft. roof) |
|---|---|---|
| Asphalt Shingle | $6 – $8 | $20,000 – $30,000 |
| Metal Roof | $12 – $16 | $40,000 – $60,000 |
| Cedar Shake | $18 – $25 | $50,000 – $75,000 |
| Tile Roof | $15 – $40 | $45,000 – $100,000 |
| Flat Roofing | $10 – $18 | $25,000 – $45,000 |
How Does Your Home’s Layout Affect Roof Replacement Costs?
Now that you have an idea of how much a roof replacement costs depending on the type of roof you choose, it’s time to consider the other factors that can impact the cost of your new roof. Your roof size, slope, and layout all have an impact on how much your roof costs. Let’s dive into the specifics:
Does the Size of My Roof Change the Price?
If your home is all on one level, usually your roof will cost more than if you have a 2 or 3-story house. This is because all of your living space and garage floor space has a roof.
However, a multi-story home can cost less because the roof might cover two floors at the same time. In the Seattle area, it is most common to see multi-story homes.
You might also have an outbuilding like a garage, or a workshop, that needs to be included in the price.
Can Limited Yard Access Make My Roof More Expensive?
Some projects have great access, meaning that a shingle supplier can drive a truck-mounted conveyor belt to load up shingles right up to the roof.
It also means the removal of your old roof goes smoother because the dumpster can be parked right next to your house. This makes it very easy to toss away the old shingles.
When access is challenging, extra labor is required to load supplies onto the roof and to bring the shingles to the dump trailer. So, if your house is really close to your neighbor’s house or you have a lot of trees surrounding your house, this can make accessing your yard difficult and increase labor costs.
Does a Steeper Roof Cost More to Replace?
If your roof is easily walkable (even if it’s not flat), then the labor cost will be far less than if you’re working on something very steep (like a church steeple).
Steeper roofs require the crews to take extra precautions and can make it trickier to navigate the roof. Taking more safety precautions means labor costs will increase.
What Unexpected Costs Might Increase My Roof Replacement Price?
Sometimes your roofer will discover issues on your roof that must be fixed during the installation. Some of these issues (like mold or poor ventilation) can be found ahead of time during the inspection. However, sometimes your roofer cannot see something like rotting wood in the roof deck until the project has already begun.
Roof Decking
Roof decking is the base that your roof is installed on. It’s typically plywood or OSB.
Sometimes there is a leak in your roof that goes unnoticed until your roofer begins tearing off your old roof. If your roof decking is moldy or rotting, it needs to be replaced.
In a rainy area like Seattle, it’s common for a few boards to need replacing. See below for cost estimates.
If water damage and rotting are bad enough, you might need to replace most or all of your roof decking. This can add $4k-$12k, depending on the size of the project.
Carpentry And Specialty Needs
If you’re fortunate, you won’t have any structural defects and no rotten wood or mold to address. But in this rainy Seattle area, there’s usually some hidden damage to fix.
Here are some common issues and the average cost of fixing them:
- Rotten framing or plywood– $1,000 to $2,000
- The wider range could be anywhere from $100 to $12,000+ depending on the extent of the work that needs to be done. Unfortunately, we won’t know until we get on the roof.
- Mold– $4,000 to $9,000
- The amount of mold varies from house to house. The worse it is the more it will cost.
- Ventilation defects– $1,000 to $3,000
- Fixing this can cost from $300 up to $15,000. You might only need one section of your roof’s ventilation system fixed, or you might have to replace the whole thing.
- Insulation– $2,000
- This can also vary depending on how much or how little insulation you already have. This could increase if the insulation is moldy and all needs to be replaced.
What’s the Next Step to Estimate Your Roof Replacement Cost in Seattle?
At the end of the day, replacing your roof is a big decision—especially in Seattle, where the weather and local building codes can impact costs significantly.
Now that you understand the major factors that influence pricing—from the size and pitch of your roof to material selection—you’re in a better position to estimate your own costs.
If you’re considering a roof replacement, your next step is to get a personalized estimate based on your specific home and roofing needs.
At RoofSmart, we take the guesswork out of roofing. Our expert team will walk you through a detailed inspection process and ensure you’re getting the best value for your investment.
Want to know your exact cost? Use our instant estimator tool or schedule a free consultation today!
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