Cost of a Roof Replacement in the Greater Seattle Area
Roof replacements we build across the Greater Seattle Area start at $25,000+ for a small roof of 15 to 20 squares and $35,000+ for a typical 20 to 30 square roof. Standing seam metal starts at $50,000+.
Prices set by Bar Unger, owner of Volcano Builders, Inc. WA contractor license VOLCABI792C6. Updated October 2026.
Transparent pricing
Roof Replacement Pricing by Roof Size and Material
Price depends on three things: the size of the roof in squares (100 sq ft each), its pitch and complexity, and the roofing material. Pick a roof size to see what each finish level includes.
Small Roofs, 15 to 20 Squares
One story or small house
Typical size: 1,500 to 2,000 sq ft of roof · simple gable or hip
Common scope: One story house · Simple gable · Garage and house
Typical timeline: 2 to 4 days for shingle, 1 to 2 weeks for metal on site, after permits
Basic
Functional + affordable
Starting at
$25,000+
Includes a standard material allowance. Upgrades are priced from your selections.
- Full tear off to the decking
- Synthetic underlayment and ice and water at eaves and valleys
- Architectural asphalt shingles
- New drip edge, pipe boots and step flashing
- Ridge vent and roof vents
- Magnet sweep and cleanup
Best for: A new roof with a 30 year shingle
Mid-Range
Style + durability
Starting at
$35,000+
Includes a standard material allowance. Upgrades are priced from your selections.
- Everything in Basic
- Designer or impact rated shingles
- Upgraded underlayment over the whole roof
- New chimney and wall flashing
- Upgraded ridge cap
- Gutter and downspout check
Luxury
Design + premium finish
Starting at
$50,000+
Includes a standard material allowance. Upgrades are priced from your selections.
- Standing seam metal panels
- Concealed fasteners
- Custom bent trim and flashing
- Snow guards where needed
- High temperature underlayment
- Color matched gutters option
Materials: Basic is architectural asphalt shingle. Mid-Range is designer or impact rated shingle. Luxury is standing seam metal.
Not included in starting prices: Rotted roof decking found at tear off, priced per sheet · Structural repairs to rafters or trusses · Skylight replacement · New gutters · Chimney rebuild · Permit fees. We price these in writing if your project needs them.
Medium Roofs, 20 to 30 Squares
Typical two story house
Typical size: 2,000 to 3,000 sq ft of roof
Common scope: Two story house · Hip or gable · Roof with a few valleys
Typical timeline: 3 to 6 days for shingle, 1.5 to 2.5 weeks for metal on site, after permits
Basic
Functional + affordable
Starting at
$35,000+
Includes a standard material allowance. Upgrades are priced from your selections.
- Full tear off to the decking
- Synthetic underlayment and ice and water at eaves and valleys
- Architectural asphalt shingles
- New drip edge, pipe boots and step flashing
- Ridge vent and roof vents
- Magnet sweep and cleanup
Best for: Most Seattle area houses
Mid-Range
Style + durability
Starting at
$48,000+
Includes a standard material allowance. Upgrades are priced from your selections.
- Everything in Basic
- Designer or impact rated shingles
- Upgraded underlayment over the whole roof
- New chimney and wall flashing
- Upgraded ridge cap
- Gutter and downspout check
Luxury
Design + premium finish
Starting at
$65,000+
Includes a standard material allowance. Upgrades are priced from your selections.
- Standing seam metal panels
- Concealed fasteners
- Custom bent trim and flashing
- Snow guards where needed
- High temperature underlayment
- Color matched gutters option
Materials: Basic is architectural asphalt shingle. Mid-Range is designer or impact rated shingle. Luxury is standing seam metal.
Not included in starting prices: Rotted roof decking found at tear off, priced per sheet · Structural repairs to rafters or trusses · Skylight replacement · New gutters · Chimney rebuild · Permit fees. We price these in writing if your project needs them.
Large Roofs, 30 to 40+ Squares
Large or complex roof
Typical size: 3,000 to 4,000+ sq ft of roof · steep or cut up
Common scope: Large two story · Many valleys and dormers · Steep pitch
Typical timeline: 1 to 2 weeks for shingle, 2 to 3 weeks for metal on site, after permits
Basic
Functional + affordable
Starting at
$50,000+
Includes a standard material allowance. Upgrades are priced from your selections.
- Full tear off to the decking
- Synthetic underlayment and ice and water at eaves and valleys
- Architectural asphalt shingles
- New drip edge, pipe boots and step flashing
- Ridge vent and roof vents
- Magnet sweep and cleanup
Best for: Large and complex roofs
Mid-Range
Style + durability
Starting at
$68,000+
Includes a standard material allowance. Upgrades are priced from your selections.
- Everything in Basic
- Designer or impact rated shingles
- Upgraded underlayment over the whole roof
- New chimney and wall flashing
- Upgraded ridge cap
- Gutter and downspout check
Luxury
Design + premium finish
Starting at
$95,000+
Includes a standard material allowance. Upgrades are priced from your selections.
- Standing seam metal panels
- Concealed fasteners
- Custom bent trim and flashing
- Snow guards where needed
- High temperature underlayment
- Color matched gutters option
Materials: Basic is architectural asphalt shingle. Mid-Range is designer or impact rated shingle. Luxury is standing seam metal.
Not included in starting prices: Rotted roof decking found at tear off, priced per sheet · Structural repairs to rafters or trusses · Skylight replacement · New gutters · Chimney rebuild · Permit fees. We price these in writing if your project needs them.
Get a Price for Your Roof
Book a consultation. We inspect the roof with you and price it in writing.
What Our Clients Say
We were nervous about hiring a contractor because we were first-time homeowners, but Volcano Builders made it easy to understand. They made everything clear and helped us stick to our budget. I'm very happy with how everything turned out.
Bar and the team at Volcano Builders did a great job! Professional service, great communication throughout the whole process, and everything was done with care and attention to detail. Highly recommend!
Volcano did a master bath remodel for us. The project was completed efficiently and on time. All of their workman were courteous and hard working. When we had a couple of material delivery delays they kindly adjusted their schedules. Their pricing was fine and the terms of the contract were fulfilled. We highly recommend Volcano Building.
Read more of our Google reviews, word for word, with video reviews from finished homes.
What sets the price
The 3 Things That Control Price
Each square of roof adds tear off, underlayment, shingles or panels and labor.
Steep roofs, valleys, dormers and skylights slow the crew and add flashing.
Designer shingles and standing seam metal cost more up front and last longer.
Watch for
What Can Raise the Cost
- Roof pitchSteep roofs need harnesses, roof jacks and more time.
- Valleys, dormers and skylightsEach adds flashing and cuts.
- Layers to removeA second layer of old shingles adds tear off and disposal.
- Rotted deckingSoft or rotted sheathing is replaced per sheet once the old roof is off.
- AccessTight lots and steep yards slow delivery and cleanup.
- Material choiceMetal costs more up front and lasts longer than shingles.
What's Included by Tier
| Feature | Basic | Mid-Range | Luxury |
|---|---|---|---|
| Tear off to the decking | Included | Included | Included |
| Underlayment | Synthetic | Upgraded full roof | High temperature |
| Roofing | Architectural shingle | Designer shingle | Standing seam metal |
| Flashing | New | New, chimney included | Custom bent |
| Ventilation | Ridge and roof vents | Ridge and roof vents | Ridge and roof vents |
| Cleanup and magnet sweep | Included | Included | Included |
"Starting at" prices reflect typical completed projects in the Greater Seattle Area and are not a quote. Final pricing depends on size, layout changes, material selections, permits and what we find behind the walls. Every project is priced in writing after a site visit.
2-year workmanship warranty
Every roof we build carries a 2-year workmanship warranty, extendable to 5 years. Materials carry their manufacturer's warranty. See warranty details
Financing options are available for roof replacements.
Prices updated October 2026
Roof Replacement Cost Questions
How much does a new roof cost in the Greater Seattle Area?
A roof replacement starts at $25,000+ for 15 to 20 squares, $35,000+ for 20 to 30 squares and $50,000+ for 30 to 40+ squares in architectural shingles. Standing seam metal starts at $50,000+.
What is a roofing square?
A square is 100 sq ft of roof surface. A 2,000 sq ft two story house usually has 20 to 30 squares, depending on pitch and overhangs.
How much does a metal roof cost?
Standing seam metal starts at $50,000+ for a small roof, $65,000+ for 20 to 30 squares and $95,000+ for a large roof.
Is metal worth it over shingles?
Metal costs about 1.5 times more up front. It lasts about twice as long and sheds moss and rain well in the Northwest.
What is included in the price?
Tear off to the decking, underlayment, ice and water at eaves and valleys, new flashing and vents, the roofing itself and full cleanup with a magnet sweep.
What is not included?
Rotted decking found at tear off is priced per sheet. Structural repairs, skylights, gutters, chimney rebuilds and permit fees are priced separately.
Do I need a permit to replace a roof?
Seattle requires a permit for most reroofs. Eastside cities vary. We file the permit when it is required.
How long does a roof replacement take?
On site: 2 to 4 days for a small shingle roof, 3 to 6 days for a typical house and 1 to 2 weeks for a large roof. Metal takes 1 to 3 weeks.
When is the best time to replace a roof in Seattle?
Late spring through early fall gives the most dry days. We work year round and protect the house during wet weather.
Can you repair my roof instead?
Yes, when the roof has life left. A roof repair we did in Seattle in 2023 came to about $15,000.
What warranty do you give?
Every roof carries a 2-year workmanship warranty, extendable to 5 years. Materials carry their manufacturer's warranty.
Book your roof replacement consultation
Four quick steps. Tell us about your project and we’ll reach out to discuss it and see if we’re the right fit.