Roofing in Shoreline
Leak repair, tear offs and recovers for Shoreline houses, planned around the city's own reroof rule and priced line by line before work starts.
- Shoreline exempts a reroof from a building permit until the structure, sheathing included, is revised.
- Pictured: a carport we rebuilt under a new shingle roof in Auburn, 4 weeks on site.
- We go up on the roof and into the attic before we write a number down.
By appointment. Limited start dates.
- Over 200 projects
- 4.9 on Google
- 20+ years building
- WA license VOLCABI792C6
Shoreline roofing rules we check before quoting
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The Shoreline rule
No permit for a reroof, until the deck changes
Shoreline amended its residential code so that re-roofing an existing house needs no building permit when no structural elements are revised, and the amendment names the roof diaphragm as one of them. That is the sheathing nailed across the rafters or trusses: new shingles on a sound deck are exempt, cutting out decking or altering the framing is not.
What we doWe probe the deck from the attic before pricing. If a tear off exposes panels that have to be replaced, we treat it as permitted work and apply before new sheathing goes down.
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The Shoreline rule
The city sets its own wind and snow figures
Shoreline's version of the climate table in the residential code lists a roof snow load of 25 pounds per square foot and a design wind speed of 85 mph, and it marks an ice barrier underlayment at the eaves as not required.
What we doWe size the shingle wind rating and the fastening to those figures and check that the framing can carry a heavier covering before you pick one.
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The Shoreline rule
Anything wired on the roof is a state permit
The city inspects no electrical work. Washington State Labor and Industries performs all electrical inspections in Shoreline, and because Shoreline is not one of the cities that issue their own electrical permits, a powered skylight, an attic fan or roof heat cable is permitted through L&I.
What we doWhen a roof job adds wiring, we buy the L&I permit with it and keep the wiring exposed until the state inspector has seen it.
When a Shoreline roof does need a permit, the city's inspection handout says no work may go past an inspection point without the inspector's approval, and anything not yet approved stays uncovered.
Roofing work we do on Shoreline homes
Each job starts with where the water is going and what the deck looks like, then one crew does the work.
Leak tracing and repair
Pipe boots, chimney and wall flashing, valleys and lifted shingles, repaired without replacing the rest of the roof when the decking around them is sound.
Tear off and new roof
Old layers stripped to the deck, damaged sheathing replaced under a permit, then underlayment, drip edge, new flashing and shingles.
One layer recovers
A second layer over a dry, flat, single layer of shingles, with rusted or damaged flashing and vents replaced rather than buried.
Carport and porch roofs
New framing, sheathing and shingles over open structures, tied into the main roof, like the Auburn carport in our gallery.
Materials, recovers and repair decisions are covered in more depth on our roofing page. If the roof is one part of a bigger project, see home remodeling in Shoreline.
Roofs we have finished nearby
No Shoreline roof is in our portfolio yet. These are our published roofing jobs, nearest first: a roof repair in Seattle, Shoreline's neighbor to the south, then a carport rebuild in Auburn. Every card is labeled with its real city.
Homeowners on working with our team
I had an amazing experience with Volcano Builders! Bar was incredibly kind, communicative, and made the whole process smooth. We completely redid the bathroom,new flooring, vanity, tub, and wall tiles, and it turned out fantastic. I'm so happy with their work that I'm already planning my second bathroom and hopefully the kitchen too. Highly recommend them to anyone looking for quality work and great service!
Volcano builders did a phenomenal job on my bathroom remodel. They exceeded my expectations on many levels. Their designer helped me pick out all the tile and bathroom accessories to make sure everything matched in style. Communication was great and response time very fast whenever I had questions for them. They estimated the project would take 5-6 weeks but finished in 4 weeks! Excellent job! Loooooove my new bathroom! Including pics of the Before… and the After!
Volcano Builders did a great job on our master bathroom. The tile work and finishing touches were great. Even though they weren't the cheapest quote we got, you can tell they care about quality.
Bar's team completely transformed my outdated Seattle bathroom with their exceptional work. Their communication was excellent, keeping me informed every step of the way. The quality of their workmanship exceeded my expectations, turning my old bathroom into what I wanted. I highly recommend Bar and his team for any remodeling project; they're professional, efficient, and produce outstanding results.
How a Shoreline roof job runs
Three steps, one team, and a written price before anyone picks up a tool.
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Roof and attic check
We walk the roof, look at the underside of the deck from the attic, count the layers and find where any water is getting in.
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Written scope
You get repair, recover or tear off priced item by item, with a line for deck replacement and a note on which permits, city or L&I, apply.
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Work and final walk
Tear off, deck repairs and any inspection come first, then underlayment, flashing and shingles. Your project manager walks the finished roof with you.
Shoreline roofing questions
Do I need a permit to replace my roof in Shoreline?
Often not. Shoreline's amendment to the residential code, SMC 15.05.040, exempts re-roofing an existing house when no structural elements are revised, including the roof diaphragm. Replacing decking or framing takes it out of the exemption, so we tell you at the inspection whether the deck looks sound. The amendment is in Shoreline Municipal Code chapter 15.05. When a permit is needed we handle it; see Permit and Project Management in Seattle, WA.
Can new shingles go over my old ones?
Only in the right conditions. The residential code Shoreline adopts rules out a recover when the roof already has two or more layers, when it is water soaked or too deteriorated to hold another layer, and on slate, clay, cement or asbestos cement tile. On any reroof, flashing and vents that are rusted or damaged have to be replaced.
How long does a roofing job take?
It depends on size and what the tear off finds. Our published roofing jobs ran 5 days for the Seattle roof repair and 4 weeks for the Auburn carport, which included new framing. A permit for replaced decking and the inspection that goes with it add time, and we schedule tear offs around dry weather.
I live in a Shoreline condo or an HOA. Who approves a new roof?
The board usually does. Under RCW 64.90.255, and subject to the community's governing documents, an owner may not change the appearance of the common elements without the board's approval, and many HOA covenants also control roof color and material. We read those rules with you and wait for written approval before ordering.
What sets the price of a roof in Shoreline?
Four things: repair, recover or full tear off; how much decking needs replacing; the pitch, valleys and roof openings that need flashing; and the covering you choose. Each is its own line in the written estimate. For background, read the Seattle and Bellevue Remodeling Cost Guide or Top 6 Roofing Materials.
Get your Shoreline roof looked at
Four quick steps. Tell us about your project and we’ll reach out to discuss it and see if we’re the right fit.