If you’re a homeowner in the Evergreen State, chances are you’re wondering: what does a new roof really cost? Whether you’re in Seattle, Spokane, or anywhere in between, roof replacement is a significant investment—and the costs can vary widely. In this guide, we’ll break down the roof replacement cost in Washington, with specifics for key cities, materials, and roof sizes.
For a standard single-family home, roof replacement costs in Washington typically range from $14,000 to $26,000, depending on the home size, roofing material, and location. On a per-square-foot basis, expect to pay anywhere from $5 to $14, including both materials and labor.
Smaller homes or those using basic materials might see totals closer to $8,000-10,000, while larger homes or premium roofing systems can exceed $30,000 to $50,000.
● Bigger and steeper roofs cost more due to extra material and added labor complexity.
● Multi-facet roofs or those with dormers, skylights, or chimneys require more precise labor and planning.
Material | Cost per Sq Ft | Total Range |
Asphalt Shingles | $6 – $9 | $7,800 – $22,000 |
Architectural Shingles | $8.64 – $17.60 | Up to $28,000 |
Metal (Standing Seam) | $11 – $19 | $19,500 – $55,000 |
Cedar Shake/Shingles | $11 – $20 | $14,000 – $32,000 |
Flat/Low Slope Membrane | $7 – $15 | $15,600 – $44,000 |
Slate or Clay Tile | $15 – $30 | $20,000 – $50,000+ |
● Expect $3–$6 per square foot for labor in metro areas like Seattle.
● Busy season (summer) typically sees higher labor and material rates.
● Tear-off adds $1–$2 per sq ft
● Plywood replacement: $2–$5 per sq ft
● Permits: $150–$600+ depending on your city
Here’s what homeowners can expect to pay in key Washington cities (based on average home size and roofing material):
● Seattle: $13,993 – $19,980
● Tacoma: $15,034 – $21,467
● Bellevue: $18,733 – $28,594
● Everett: $16,113 – $23,007
● Federal Way: $16,818 – $24,015
● Kent: $15,607 – $23,822
● Kirkland: $16,061 – $22,933
● Redmond: $16,647 – $23,770
● Renton: $17,470 – $24,945
● Sammamish: $20,537 – $31,348
● Auburn: $16,014 – $93,746
● Bainbridge Island: $19,535 – $114,354
● Bonney Lake: $19,456 – $113,896
● Bothell: $18,641 – $109,122
● Bremerton: $14,488 – $84,812
● Burien: $14,080 – $82,426
● Centralia: $14,095 – $82,510
● Des Moines: $13,438 – $78,664
● Edmonds: $16,962 – $99,293
● Enumclaw: $20,247 – $118,526
● Fife: $13,559 – $79,372
● Gig Harbor: $20,425 – $119,568
● Issaquah: $16,588 – $97,105
● Kenmore: $15,657 – $91,656
● Lacey: $14,915 – $87,311
● Lake Stevens: $17,124 – $100,243
● Lakewood: $14,214 – $83,206
● Lynnwood: $15,589 – $91,260
● Maple Valley: $17,063 – $99,886
● Marysville: $17,161 – $100,462
● Mercer Island: $25,089 – $146,868
● Mill Creek: $16,189 – $94,767
● Monroe: $19,880 – $116,379
● Mountlake Terrace: $12,056 – $70,574
● Mukilteo: $17,999 – $105,366
● Olympia: $16,786 – $98,263
● Port Orchard: $16,634 – $97,375
● Poulsbo: $18,416 – $107,807
● Puyallup: $19,295 – $112,955
● Tukwila: $11,100 – $64,976
● Tumwater: $18,443 – $107,963
● University Place: $16,622 – $97,304
● Woodinville: $23,991 – $140,440
● Efficient: Heat pumps perform well in Washington’s moderate climate, offering lower energy bills year-round.
● No Ductwork Needed: Ideal for retrofitting homes without tearing open walls.
● Zoned Comfort: Only heat/cool the rooms you use.
● Rebate-Eligible: Utility providers frequently offer rebates, making your upfront cost even lower.
● Eco-Friendly: Many systems meet ENERGY STAR® guidelines and align with WA’s push for carbon reduction.
Roof Size | Estimated Cost Range |
1,000 sq ft | $20,000 – $28,000 |
1,500 sq ft | $26,000 – $36,000 |
2,000 sq ft | $30,000 – $45,000 |
3,000 sq ft | $44,000 – $67,000 |
The cost of asphalt roofs in WA differs greatly from that of metal, tile, or slate roofs. Here’s a breakdown:
Material Type | Price per Sq Ft | Total Cost Range |
Asphalt Shingles | $6 – $9 | $7,800 – $22,000 |
Architectural Shingles | $8.64 – $17.60 | Up to $28,000 |
Metal Roof (Standing Seam) | $11 – $19 | $19,500 – $55,000 |
Cedar Shake/Shingles | $11 – $20 | $14,000 – $32,000 |
Slate | $15 – $30 | Up to $52,000 |
Clay/Concrete Tile | $12 – $21 | $15,000 – $50,000 |
Flat/Low Slope Membrane | $7 – $15 | $15,600 – $44,000 |
Metal roof cost in Washington State is significantly higher upfront but can pay off with longevity and energy efficiency.
Home Size (Sq Ft) | Estimated Replacement Cost |
1,000 sq ft | $12,000 – $20,000 |
1,500 sq ft | $15,000 – $25,000 |
2,000 sq ft | $20,000 – $35,000 |
3,000 sq ft | $35,000 – $60,000 |
These prices reflect averages for asphalt and metal roof costs across Washington State, with higher figures for premium materials and more complex installations.
● Get 3+ quotes from SeattleProContractors.com to compare pricing and workmanship
● Schedule off-season installs (fall or early winter) for better pricing
● Remove old shingles yourself if safe, saving $1–$2 per sq ft
● Ask about material bundles or contractor discounts
● Use ENERGY STAR roofing materials to qualify for utility rebates
Washington cities require permits for roof replacements — especially for tear-offs and material changes.
City | Permit Range |
Seattle | $300 – $500 |
Tacoma | $150 – $300 |
Spokane | $150 – $250 |
Bellevue | $400 – $600 |
Most permits require inspection. Factor in 1–2 week delays during peak seasons.
Not everyone can pay $15K+ out of pocket. Consider these financing options:
Financing Method | Best For |
HELOC | Homeowners with strong equity |
Cash-out Refinance | Larger renovations with longer payoff |
Roof Loans | Fixed payment plans via contractors |
FHA Title I Loan | Unsecured loan for qualified buyers |
Insurance Claim | Covered events like hail or wind |
Community Grants | Seniors, low-income, or disabled |
● ROI of 60–70%
● Buyers view a new roof as “no-maintenance needed” for years
● Modern materials reflect heat better and reduce cooling costs
● Increases home value and desirability in competitive markets
If more than 25% is damaged or your roof is 15+ years old, replacement is usually more cost-effective.
Asphalt shingles at ~$7.66 per sq ft. Great balance of cost and performance.
Metal, tile, and slate can last 40–70+ years with proper maintenance.
Possibly, through:
● Insurance claims for storm/fire damage
● Nonprofit grants (e.g., low-income assistance)
● Community giveaways (check local contractors’ programs)
With so many variables—material, labor, roof size, and city-specific factors—your best bet is to request a custom roofing estimate in Washington. Whether you’re eyeing a simple asphalt roof in Tacoma or a premium metal roof in Bellevue, getting accurate quotes from experienced contractors will help you make an informed decision.
