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How Much Does a Roof Replacement Cost in Seattle in 2026?
By Jim Singleterry, RoofSmart. Last updated October 9, 2026.
Prices from RoofSmart proposals, June–September 2026. Cash price, before promotion, before tax.
On a simple 4/12 house, a basic architectural-shingle roof from RoofSmart runs about $8.14 per sq ft for the roof alone, and a typical project runs about $13.10 per sq ft once the extras most jobs need (gutters, ventilation, mold treatment, and spot sheathing) are added. On a 2,500 sq ft roof, that's about $20,400 for the roof alone and $32,800 to $39,000 for a typical project, depending on the shingle. Both are before sales tax.
| Shingle | Roof only | Typical project (extras in) |
|---|---|---|
| Owens Corning Oakridge (basic) | $14,343 ($8.14/sq ft) | $23,071 ($13.10/sq ft) |
| CertainTeed Landmark (mid) | $17,042 ($9.68/sq ft) | $25,770 ($14.63/sq ft) |
| CertainTeed Northgate (upper) | $18,757 ($10.65/sq ft) | $27,485 ($15.61/sq ft) |
Seattle market context. Published averages for a Seattle roof replacement are lower than full-service bids. Angi puts the Seattle average at $12,646 (August 2026), and InstantRoofer puts it at $14,211 (October 2026). Both mix in smaller roofs and lighter scopes. A full-service architectural tear-off on about 2,500 sq ft, with ventilation and deck repair, usually lands around $20,000 to $35,000. Our own 2,500 sq ft numbers are above: $20,400 for the roof alone and $32,800 to $39,000 for a typical project.
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The roof-only price includes tear-off, haul-away and disposal, underlayment, starter, flashing, and pipe boots. It is not an install-only or overlay price. The project price is the same bid with the extras still in. On this house they were the same on every shingle, and they total $8,728:
Gutters, 103 ft of 5-inch K-line with 4 downspouts: $2,145
Mold treatment (attic fogging): $4,685
Ventilation package (ridge vent, 17 bird-block intakes, old vents blocked): $1,456
Sheathing, 4 known-bad sheets: $422
Fascia barge-tail cut: $20
Total: $8,728
Not every roof needs every extra. That's why we keep the two numbers separate: the roof price tells you what the shingles cost, and the project price tells you what a typical job here costs.
For comparison, InstantRoofer's Seattle cost page shows $14,211 for an asphalt roof on 1,994 sq ft, or $7.13 per sq ft, as of October 2026. That figure is an average of prices contractors enter in their app. Ours come from real RoofSmart proposals.
Seattle market context. K Single Corp publishes $4.50 to $7.00 per sq ft installed for Malarkey Vista shingles. Compare that with our $8.14 roof-only rate, not the project rate. Published rates often don't say what they cover, so ask any bidder what's in the number.
How much is sales tax on a roof in Seattle?
Tax is added on top of the bid at the jobsite's rate. None of the prices on this page include tax.
| City | Rate |
|---|---|
| Seattle | 10.55% |
| Federal Way | 10.40% |
| Tukwila | 10.40% |
| Maple Valley | 9.10% |
Confirm your address on the Washington Department of Revenue lookup: WA sales tax rate lookup
How much does a bigger roof cost?
These rows apply the Federal Way rates to bigger roofs, rounded to the nearest $100. They assume a similarly simple roof with good access. They are not separate quotes.
| Roof area | Oakridge roof only | Oakridge project | Landmark project | Northgate project |
|---|---|---|---|---|
| 1,500 sq ft | $12,200 | $19,700 | $22,000 | $23,400 |
| 2,000 sq ft | $16,300 | $26,200 | $29,300 | $31,200 |
| 2,500 sq ft | $20,400 | $32,800 | $36,600 | $39,000 |
| 3,000 sq ft | $24,400 | $39,300 | $43,900 | $46,800 |
Want a number for your own roof? Get a free instant estimate or call (206) 487-4877.
How much does an asphalt shingle roof cost in Seattle?
On our 2026 proposals, an architectural asphalt roof ran $8.14 to $10.65 per sq ft for the roof alone on a simple Federal Way house, depending on the shingle: Owens Corning Oakridge, CertainTeed Landmark, or CertainTeed Northgate. On a Maple Valley house, Oakridge was $9.19 per sq ft and CertainTeed Landmark Flex was $11.22. All are before tax.
Asphalt comes in three broad grades:
- Strip or 3-tab shingles. Flat, single-layer, and the cheapest. 3-tab is rarely the right choice in Seattle.
- Architectural (dimensional) shingles. Two bonded layers. This is the standard Seattle roof, and every shingle bid on this page is one.
- Thicker designer shingles. A heavier profile that costs more per sq ft.
Seattle market context. Asphalt is the most common roof in Washington (InstantRoofer, October 2026). The InterNACHI life-expectancy chart gives about 20 years for 3-tab and about 30 for architectural shingles.
Shingle packages that once said "30-year" or "50-year" now mostly say "Limited Lifetime." That label describes the shingle manufacturer's warranty, usually tied to the original owner of the house. It is not a promise of how long the roof lasts in Seattle rain. More: 30-year vs. 50-year shingles and why lifetime shingles replaced them
What changes the price of a Seattle roof?
- Shingle grade. On the Federal Way roof, Landmark ran about $1.53 per sq ft more than Oakridge, and Northgate about $0.97 more than Landmark. The extras didn't change with the shingle.
- Pitch and access. A Seattle house from June 2026 had 1,226 sq ft at 9/12, bad access, and a vented-deck rebuild. CertainTeed Landmark Flex on that roof was $26,932 ($21.97/sq ft), compared with $9.68 for Landmark on the easy Federal Way roof. At 9/12, the old roof gets carried off by hand, not dropped to the ground.
- Extras you can see. We list each one as a dollar amount on the proposal, not as a percentage. If attic ventilation is your question, see our notes on Seattle's code: Seattle attic ventilation code
- Rot found after tear-off. Sheathing beyond the known-bad sheets is billed as time and material, because nobody can see it until the old roof is off. More on costs that hide in a bid: hidden costs in a roof estimate
- Material. Metal, cedar, tile, and flat roofs are priced as their own systems, not as shingle upgrades. For one comparison, 24-gauge standing seam on the same steep Seattle house was $41,267 ($33.66/sq ft). For details, see the pages for metal (metal roof cost guide), flat roofs (flat roof guide), cedar grades (cedar grades guide), and rooftop decks (rooftop deck guide).
- Layout and add-ons. A rambler has more roof than a two-story house with the same floor area, and more facets, valleys, levels, and outbuildings add crew time. Add-ons you ask for, like skylights or gutter guards, are priced as their own lines.
- Permits. Whether a re-roof needs a permit depends on the city and the job. See our guide: Seattle roof permit guide
- Insurance, labor law, and disposal. A licensed, insured roofer pays Washington L&I workers' compensation on every crew hour. The 2026 base rate for roof work (class 0507) is $5.7930 per hour worked (L&I 2026 rates). Old roofing goes to the dump by the ton, and King County charges $243.38 per ton (King County disposal fees). Both costs are inside our roof-only price. A bid far below the others may be leaving them out, or skipping steps like new flashing and starter, real ridge cap, or better pipe boots. Ask each bidder to list what's in the price.
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What did other Seattle-area roofs cost?
Maple Valley, August 2026: basic roof check. 1,919 sq ft at 4/12, one layer torn off. The Owens Corning Oakridge bid was $17,635 ($9.19/sq ft). No gutters, and 15 sheets of known-bad decking were inside the price. Upgrades on the same roof, the same day:
| Shingle | Bid | Per sq ft |
|---|---|---|
| Owens Corning Oakridge | $17,635 | $9.19 |
| CertainTeed Patriot XL | $18,453 | $9.62 |
| Owens Corning Duration TruDef | $20,898 | $10.89 |
| CertainTeed Landmark Flex | $21,534 | $11.22 |
Seattle, June 2026: steep roof and metal check. 1,226 sq ft at 9/12, bad access, vented deck included in the metal options. Gutters were quoted separately (107 ft of 6-inch K-line, $1,743) and are not in these numbers.
| Option | Bid | Per sq ft |
|---|---|---|
| CertainTeed Landmark Flex | $26,932 | $21.97 |
| CertainTeed Northgate | $27,830 | $22.70 |
| 26-gauge standing seam | $37,549 | $30.63 |
| 24-gauge standing seam | $41,267 | $33.66 |
Same company, same year. The Maple Valley roof had more area but cost less, because pitch, access, and deck work moved the price more than size did.
Rot often can't be seen until the old roof is off, which is why sheathing beyond the known-bad sheets is billed as time and material on our proposals. A slow leak left for another Seattle winter usually means more rot and mold, and sometimes framing work. Waiting rarely makes a roof cheaper.
A note on laying new shingles over old ones
Laying new shingles over an old layer is sometimes legal. In Seattle it's usually a mistake, because the old layer hides wet decking and traps moisture. It usually rules out the shingle manufacturer's enhanced warranties, which require a tear-off.
A $30,000 job is a replacement, not a repair. Moss removal and routine maintenance are paid services. No roof warranty covers them, any more than car washes are included with your car warranty. Mold treatment, like the attic fogging on the Federal Way job, is likewise a paid line item. Details: roof repair services.
What do other roof materials cost in Seattle?
Seattle market context. These are published figures, not RoofSmart bids, and they're before tax. Each material has its own page with our detail.
| Material | Published cost | Typical life | More |
|---|---|---|---|
| Architectural asphalt | Seattle average $12,646 (Angi, Aug 2026); full-service 2,500 sq ft about $20,000–$35,000 | About 30 years (InterNACHI) | This page |
| Metal (standing seam) | Seattle metal average $15,486 (Angi, Aug 2026). Standing seam on a large or steep roof often runs $40,000–$70,000+ | 40–80 years (InterNACHI) | Metal roof cost guide |
| Cedar shake | See our cedar grades guide | About 25–30 years (InterNACHI 25, NAHB 2007 30) | Cedar grades guide |
| Tile or slate | About $45,000–$100,000+ on 2,500 sq ft (National 2026 installed range) | 50+ years (NAHB 2007; InterNACHI 100+ for clay/concrete) | Specialty roofing |
| Flat or low-slope | $20,000–$40,000 for 2,500 sq ft (Angi, Aug 2026) | TPO 7–20, EPDM 15–25, modified bitumen 20, built-up 30 years (InterNACHI) | Flat roof guide |
| Euroshield, rooftop decks | Priced per job | Varies by system | Euroshield and the rooftop deck guide |
For a real comparison, 24-gauge standing seam on a steep 1,226 sq ft Seattle roof was $41,267 on our June 2026 proposal. Many Seattle flat roofs also need rigid insulation on top of the deck to stop condensation, so a flat roof isn't priced like shingles.
Frequently asked questions
Does the price include gutters?
The $8.14 roof-only rate doesn't. The $13.10 project rate on the Federal Way job does: $2,145 for 103 ft of 5-inch K-line with 4 downspouts.
What is a roofing "square"?
How much does sales tax add in Seattle?
Why is my roof quote higher than the price per square foot I see online?
How much does a roof cost for a 3,000 sq ft house?
How long does a roof replacement take?
Can I finance a new roof in Seattle?
Questions about a bid you already have? Call (206) 487-4877, or talk to an expert.