A new roof, done properly
Residential Roof Replacement in Greater Seattle
Full tear-off and a new roof system for homes across King, Snohomish and Pierce counties, with a clear written estimate first.
- GripGo Warranty
- 10-Yr Workmanship
Transferable, on full roof replacements, subject to written terms. Manufacturer warranty is separate.
How Roof Replacement works
A roof replacement is a big decision, so we start with an inspection and give you photos and a written estimate before anything is scheduled. If a repair will honestly buy you more years, we will tell you that instead.
On a full replacement we remove the old roofing down to the deck, inspect the sheathing, and replace damaged boards where needed. Then we install underlayment, flashing at walls, chimneys and skylights, roof-to-wall transitions, and ventilation that matches the attic, before the new roofing goes on. Rot or soft decking is often hidden until the old roof comes off; if we find it, we photograph it and explain any change to the scope before continuing. We protect landscaping and siding during tear-off and clean up the site, including a magnet sweep for nails.
How a replacement project runs
Our process page explains each step of a project, from the free estimate and written scope through installation and cleanup.
Materials to compare
When replacement may be appropriate
When replacement may be appropriate
Age alone does not decide it. We look at the whole roof and tell you whether you are dealing with isolated problems or a system near the end of its life.
- Widespread curling, cracking or granule loss
- Repeated leaks in different places
- Soft or sagging decking
- Several layers of old roofing
Choosing a roofing material
Choosing a roofing material
We install asphalt (composition) shingles, metal, synthetic slate and shake-style roofing, and residential flat or low-slope systems such as TPO, PVC and rubber roofing.
- Asphalt/composition shingles
- Metal roofing
- Synthetic slate and shake-style roofing
- Residential flat and low-slope roofs
Tear-off, deck and roof system
Tear-off, deck and roof system
The parts you never see decide how well a roof handles Northwest rain.
- Tear-off to the deck and sheathing inspection
- Underlayment across the deck
- New flashing at walls, chimneys and skylights
- Ventilation checked and matched to the attic
Property protection and cleanup
Property protection and cleanup
We protect the house and yard during the work and leave the site clean.
- Landscaping and siding protection
- Debris hauled away
- Magnet sweep for nails
- Final walkthrough with photos
Parts of a pitched roof system
A representative pitched roof. The actual layers depend on the roofing material and the specified system.
- Ridge cap & ventilationLets warm, moist air leave the attic where ridge venting is used
- Roofing materialShingles, metal panels or synthetic slate/shake
- UnderlaymentSecondary water barrier over the deck
- Self-adhered membraneAt eaves, valleys and penetrations where specified
- Roof deck (sheathing)The plywood or board surface the roof is fastened to
- Rafters & intake ventsStructure and the air intake that works with exhaust venting
The honest take
Advantages & things to consider
Advantages
- Inspection, photos and a written estimate before you decide
- Full tear-off so the deck can be inspected and repaired
- 10-year transferable workmanship warranty, subject to written terms
- Choice of asphalt, metal, synthetic and residential low-slope systems
Things to consider
- Hidden decking or rot damage can change the final scope
- Costs more up front than a repair
- Weather can shift the schedule in the rainy season
Is this right for your home?
Best for
Roofs with widespread wear, repeated leaks, curling or failing shingles, or soft decking, and homeowners planning to stay for years.
General longevity
Depends on the product, installation and maintenance
Cost
Quoted after inspection in a written estimate
What we inspect
Estimates start with an on-site look at your roof. Attic checks depend on safe access.
Shingles, ridge caps and starter course
Flashing at walls, chimneys and skylights
Pipe boots and vent penetrations
Attic ventilation intake and exhaust
Decking for staining, sag or moisture where visible
Gutters and downspouts at the roof edge
Common questions
Questions about Roof Replacement
Should I repair or replace my roof?+
If the problem is isolated, such as a pipe boot, a flashing detail or a few missing shingles, a repair is often the right call. If wear is spread across the roof or leaks keep appearing in new places, replacement usually makes more sense. We show you photos and explain both options.
What affects the cost of a roof replacement?+
Roof area (not floor area), pitch, access, the material you choose, how many layers come off, flashing and ventilation work, and any decking that needs replacing. Our roof replacement cost guide explains each factor, and your estimate is written for your home.
What does the workmanship warranty cover?+
Full roof replacements come with our 10-year transferable workmanship warranty, covering our installation work. Exact coverage, exclusions and transfer steps are set out in your written agreement. Manufacturer warranties on materials are separate.
Can you replace the gutters at the same time?+
Yes. Replacing gutters with the roof is often convenient because the drip edge and fascia are already exposed. We quote gutters as a separate line so you can decide.
What happens if you find rot under the old roof?+
We stop, photograph it and explain what needs replacing and how it changes the price before continuing.
Related services
Also worth a look
Asphalt / Composition Shingle Roofing
Asphalt (composition) shingles are the most common roofing on Northwest homes. We install them as a full roof system after a tear-off and deck inspection.
Learn more
Synthetic Slate & Shake-Style Roofing
Synthetic slate and shake-style roofing gives the look of slate or cedar shake using polymer materials, installed as a full roof system.
Learn more
Metal Roofing
Residential metal roof installation and replacement, with an inspection first and panel options explained in a written estimate.
Learn moreReady when you are
Tell us what's going on with your roof and we'll set up an inspection and a written estimate.