Roof replacement
Roof replacement - only when the roof has actually earned it
A new roof is one of the biggest checks a homeowner writes. We connect you with contractors who recommend replacement based on evidence - photos of what they found, a written scope of exactly what you are paying for, and material options that fit this climate.
How to know
Signs a roof is finished
- Multiple leaks appearing in the same season
- Widespread granule loss - bald shingles, gritty gutters
- Curling, cracking or brittle shingles across whole planes
- Soft spots or visible sag that point to decking damage
- Repair quotes that start approaching replacement territory
Age alone is not a verdict. A 22-year-old roof that was ventilated and maintained well can outlast a neglected 15-year-old one. The decision should follow the roof's condition - documented, on your roof, not from a sales script.
Materials
What works in this climate
Architectural composition shingle - the Puget Sound workhorse: strong wind ratings, algae-resistant options, the best value per year of service.
Standing-seam metal - a 40-to-60-year roof that sheds moss, needles and rain. Higher upfront, lowest lifetime cost.
Cedar, tile & specialty profiles - beautiful and viable when detailed and maintained correctly; the match between home and material matters.
Low-slope sections - additions and porch roofs under 2:12 pitch need membrane systems, not shingles. See flat roofing →
The job, done right
What a proper replacement includes
The difference between a 12-year roof and a 30-year roof is rarely the shingle - it is everything under and around it. A complete written scope covers:
Full tear-off & disposal
Down to the deck - no "layover" shortcuts that trap problems and void warranties.
Decking inspection & repair
Rotten or delaminated sheets replaced at a disclosed per-sheet price - agreed before the job, not sprung mid-way.
Ventilation done right
Intake and exhaust balanced so the attic stays dry - the quiet killer of Northwest roofs is trapped moisture.
Underlayment & ice-and-water
Synthetic underlayment across the field; membrane at eaves, valleys and penetrations where water concentrates.
Flashing renewed
New step, chimney and wall flashing - reusing tired flashing under a new roof is how new roofs leak.
Cleanup & walk-through
Magnetic nail sweep of the yard and driveway, haul-away, and a final walk-through against the written scope.
Stage by stage
A replacement from our network, as it happened
Budget
What drives the price
- Roof size, pitch and how cut-up the geometry is
- Layers to tear off and decking condition underneath
- Material and profile you choose
- Flashing, chimneys, skylights and penetrations
- Access - how close equipment can get to the house
Second opinion
"You need a whole new roof"
Heard that from a door-knocker or a commissioned salesperson? It might be true - and it might not be. Before signing a five-figure contract, get a second set of eyes from a contractor with no commission riding on the answer. If the roof really is done, you will see the evidence. If it is not, you just saved a lot of money.
Ready for a roof you will not think about for 30 years?
Get matched with a replacement contractor who shows you the evidence and puts the whole scope in writing.