2026 Pricing Guide
Straight answers on what a new roof actually costs in the Greater Seattle area — real ranges for asphalt, metal and synthetic systems, what moves the number up or down, and how to read an estimate so you're never guessing.
These ranges reflect typical Seattle-area homes (roughly 17 – 30 roofing squares) with a full tear-off, standard underlayment, new flashing and permit fees included. Your written estimate may be lower or higher depending on the factors below.
$12,000 – $24,000
$550 – $850 per square (100 sq ft)
Expected lifespan: 25 – 30 years
The most common residential roof in the Seattle area. Price moves with shingle tier, roof pitch and how many layers need to be torn off.
Explore architectural asphalt shingles$24,000 – $45,000
$1,100 – $1,800 per square
Expected lifespan: 40 – 60 years
Snap-lock and standing seam panels shed Pacific Northwest rain fast and never grow moss. Higher upfront cost, far lower lifetime maintenance.
Explore standing seam metal$22,000 – $40,000
$1,000 – $1,600 per square
Expected lifespan: 40 – 50 years
Cedar shake or slate looks without the upkeep. A common choice for HOA-controlled Eastside neighborhoods with material covenants.
Explore synthetic (composite)Ranges are general estimates for the Greater Seattle market as of 2026 and are not a quote. Material, labor and disposal costs change; your written estimate is the authoritative price for your home.
Roofing is priced by the 'square' (100 sq ft of roof surface, not floor space). A typical Seattle-area home runs 17 – 30 squares. Steeper pitches (common on craftsman and Tudor homes) cost more because crews need safety gear and work slower.
Washington code allows a maximum of two shingle layers. If your home already has two, everything comes off — disposal and labor for a double tear-off typically adds $1,500 – $3,500.
Soft or rotted plywood/OSB is only visible after tear-off. Budget $80 – $120 per sheet for deck replacement. In our wet climate, valleys and areas around old skylights are the usual suspects.
Most full replacements in Seattle, Bellevue and surrounding cities require a permit, typically $200 – $600 depending on the city and project valuation. We pull the permit and include it in your written estimate.
Ridge vents, new pipe boots, step flashing at walls and chimney flashing often need replacement with the roof. Skipping them is the #1 cause of 'new roof' leaks.
Tight driveways, steep landscaping and limited material staging areas add labor time. Scheduling outside the summer rush (roughly November – March) can also improve availability and pricing.
Two estimates for the same house can be thousands of dollars apart — and the cheaper one isn't always the better deal. Before you sign anything, make sure the estimate includes:
GripGo Roofing is a Washington-registered contractor (WA #GRIPGRL744MS) — verify any contractor with L&I before you hire.
For a typical Seattle-area home (roughly 1,700 – 3,000 sq ft of roof surface), a full architectural asphalt shingle replacement usually lands between $12,000 and $24,000. Metal and synthetic systems run higher upfront but last roughly twice as long. Every roof is different, so the only reliable number is a written estimate after an inspection.
Architectural asphalt shingles are the lowest-cost full replacement option, and scheduling outside the peak summer season can help. We do not recommend overlaying a third layer or skipping flashing and ventilation work — those savings turn into leak repairs within a few years.
Homeowner's insurance generally covers sudden damage — wind, falling trees, storm impact — but not wear and tear from age. If you suspect storm damage, we document the roof with photos you can submit with a claim before any work begins.
Most asphalt shingle replacements in the Seattle area take 1 – 3 working days once materials are on site. Metal and synthetic installs typically run 3 – 7 days. Weather delays are possible in the rainy season — we dry-in the roof every evening so your home is never exposed overnight.
Yes. Financing is available for qualified homeowners, and we also accept credit cards, debit cards and checks. Ask about current terms during your free estimate.
Yes. When your project requires a permit, we pull it and include the fee as a line item in your written estimate — no surprise charges after the fact.
Online ranges get you in the ballpark — a free on-site inspection gets you a written, line-item estimate with no obligation. We serve King, Snohomish and Pierce Counties.
Financing available for qualified homeowners · See financing options
