Roof replacement cost in Seattle (2026):
what a new roof costs
HOW MUCH DOES A ROOF REPLACEMENT COST IN SEATTLE?
A new roof in Seattle typically costs $8,045 to $17,399, with an average of $12,646 (Angi, August 2026). That is higher than the national range of $5,700 to $16,000 published by HomeGuide. Washington sales tax is charged on the full contract, which adds 10.55% in Seattle.
Seattle vs. the national average
We compare two cost guides with recent roof replacement prices. Angi has a Seattle page; HomeGuide covers the whole country. Seattle comes out higher at both ends of the range. For prices by material and home size across the U.S., see our national roof replacement cost guide.
| Source | Area | Average | Typical range | Per sq ft |
|---|---|---|---|---|
| Angi | Seattle, WA | $12,646 | $8,045–$17,399 | $3.45–$11.10 |
| HomeGuide | United States | $10,800 | $5,700–$16,000 | $3–$6 |
Why the Seattle range is wider: Angi's per-square-foot price for asphalt shingles runs up to $11, while HomeGuide's national figure tops out at $6. Angi also notes that "Seattle's notoriously wet weather can take its toll on local roofs," and that metal and slate hold up well in the rain.
A real example: a partly replaced roof
This roof is on a building in the Seattle area. After a long roof leak, replacing the whole roof was estimated at about $20,000. We didn't see a written quote, so we can't say what that estimate covered. The leak itself, with photos, is in our roof leak repair cost guide.
The whole roof was not replaced. Later, only part of it was, and we don't know what that partial replacement cost. The photos were taken from the roof.
This is what a partial replacement looks like in practice: the new section is protected, but the old section next to it keeps aging in the rain. If you are offered a partial replacement, ask the roofer how much life the rest of the roof has left, and get a price for the whole roof too so you can compare.
Cost by roof size
Roof area is bigger than your home's floor area, because the roof is sloped and hangs over the walls.
| Roof area | Seattle range (Angi) |
|---|---|
| 1,000 sq ft | $3,450–$11,100 |
| 1,500 sq ft | $5,200–$16,650 |
| 2,000 sq ft | $6,900–$22,200 |
| 2,500 sq ft | $8,650–$27,750 |
| 3,000 sq ft | $10,350–$33,300 |
If you know your home's size but not your roof's, HomeGuide's examples help. For a one-story home with a 6/12 pitch (the roof rises 6 inches for every 12 inches across), a 1,000 sq ft house has about 1,120 sq ft of roof. HomeGuide prices a 1,500 sq ft home at $5,000–$10,100, a 2,000 sq ft home at $6,700–$13,400 and a 3,000 sq ft home at $10,100–$20,100. A two-story home of the same size has a smaller roof, because the floors are stacked.
Roofers price by the square, which is 100 sq ft of roof. A 1,800 sq ft roof is 18 squares.
Cost by roofing material
Installed price per square foot of roof. A dash means the guide doesn't list it.
| Material | U.S. (HomeGuide) | Seattle (Angi) | Lifespan (HomeGuide) |
|---|---|---|---|
| Asphalt shingles | $3–$6 | $3–$11 | 15–30 years |
| Flat roof (rubber, TPO) | $3–$11 | $3–$13 (rubber) | — |
| Metal | $5–$16 | $5–$22 | 30–80+ years |
| Wood shake or cedar | $7–$15 | $6–$18 (wood shingle) | — |
| Tile | $7–$25 | — | 30–100+ years |
| Slate | $10–$30 | $10–$30 | 50–200+ years |
A cheaper material isn't always the cheaper roof. Divide the price by the years it lasts: a metal roof can cost twice as much as asphalt up front and still cost less per year if you stay in the house long enough.
Three example homes, priced with tax
Cost guides give a price per square foot, but you know your home's size, not your roof's. So we ran three example homes through our calculator: roof area from floor area, stories and pitch, then Seattle and national asphalt rates, plus 10.55% Seattle sales tax.
| Example home | Roof area | Asphalt, Seattle rates | Asphalt, U.S. rates |
|---|---|---|---|
| 1,200 sq ft, one story, 5/12 pitch | ~1,300 sq ft | $4,300–$15,800 | $4,300–$8,600 |
| 1,800 sq ft, 1½ stories, steep 10/12 pitch | ~1,560 sq ft | $5,200–$19,000 | $5,200–$10,400 |
| 2,400 sq ft, two stories, 8/12 pitch | ~1,440 sq ft | $4,800–$17,500 | $4,800–$9,600 |
Two things stand out. First, the two-story home has twice the floor area of the one-story home, but its roof is only about 10% bigger, even with a steeper pitch, because the floors are stacked under one roof. Second, the steep 1½-story home has the biggest roof of the three, and HomeGuide notes that roofs steeper than 6/12 also take more labor. Floor area alone is a poor guide to what a roof costs.
The same 1,200 sq ft one-story home with a metal roof comes to $7,200–$31,600 at Angi's Seattle rates, tax included.
What's in the price
HomeGuide splits a typical replacement into three parts, priced per square (100 sq ft of roof):
| Part of the job | Per square | Per sq ft |
|---|---|---|
| Removing the old roof | $100–$300 | $1–$3 |
| Materials | $100–$250 | $1–$2.50 |
| Labor to install | $200–$350 | $2–$3.50 |
Costs that show up after the old roof comes off
Nobody can see the wood deck under the shingles until they're removed. That's why many contracts include a price per sheet or per square foot for rotten decking. Ask for that number in writing before work starts.
| Item | Cost | Source |
|---|---|---|
| Replacing damaged decking (sheathing) | $2–$5 per sq ft | HomeGuide |
| Structural repairs | $2–$7 per sq ft | Angi |
| Removing tile or slate | $2–$5+ per sq ft | HomeGuide (shingles or metal: $1–$3) |
| Underlayment | $0.10–$0.80 per sq ft | HomeGuide |
| Extended warranty | $500–$5,000 | Angi |
Steep roofs cost more too. HomeGuide says roofs steeper than 6/12 need extra safety measures and more labor.
Does a new roof pay off when you sell in Seattle?
Only partly. In the 2025 Cost vs Value report, an asphalt roof replacement in Seattle recouped 42.8% of its cost at resale, and a metal roof 26.6%. Both returned less in Seattle than the national averages.
| Project | Job cost | Resale value | Recouped |
|---|---|---|---|
| Asphalt roof replacement, Seattle | $45,077 | $19,283 | 42.8% |
| Metal roof replacement, Seattle | $75,867 | $20,217 | 26.6% |
| Asphalt roof replacement, U.S. | $31,871 | $21,501 | 67.5% |
| Metal roof replacement, U.S. | $51,865 | $25,972 | 50.1% |
By these numbers, a new roof in Seattle doesn't pay for itself when you sell. The usual reason to replace is the roof's condition: leaks, age and damage. Choosing between materials? See asphalt vs metal roof in Seattle.
Permit and sales tax in Seattle
Do you need a permit?
Usually not, for a house. The Seattle Department of Construction and Inspections (SDCI) says a permit is not required for re-roofing one- and two-family homes and townhouses "if no changes are made to the building envelope other than adding or replacing insulation," as long as the insulation is as good or better. Angi adds that replacing sheathing or making structural changes does call for a permit. If your roofer says a permit is needed, that's a question to ask, not a red flag. Cities outside Seattle have their own rules; see roof permit rules by city.
Sales tax is charged on the whole job
In Washington, a roofer working on a homeowner's house must collect retail sales tax "on the gross contract price," which includes labor, not only materials (Washington Department of Revenue). Seattle's combined rate has been 10.55% since January 1, 2026. See sales tax on home repairs for rates in other cities.
| Example | Amount |
|---|---|
| Seattle average roof replacement (Angi) | $12,646 |
| Sales tax at 10.55% | + $1,334 |
| Total if tax is not already included | $13,980 |
Before you sign a roofing contract in Washington
- Look the roofer up on L&I's Verify a Contractor tool. It shows whether the license is active, the bond and insurance, and past violations or lawsuits.
- For jobs of $1,000 or more on a home, Washington law requires the contractor to give you a written disclosure statement before work starts (RCW 18.27.114). It explains the bond and your lien risk.
- Ask for lien releases from the roofer and major suppliers when you pay. If they don't pay their suppliers, the supplier can put a lien on your house.
- Compare quotes line by line: tear-off, number of squares, underlayment, flashing, ventilation, cleanup and the decking price per sheet. Our guide on how to read a roofing estimate walks through each line. Deciding on material? See asphalt vs metal roof. Offered an overlay? See overlay vs tear-off. Planning a fall or winter job? See re-roofing in the rain.
- Get the warranty in writing, and ask which part is the manufacturer's and which is the roofer's workmanship warranty.
- Check whether sales tax is included or added on top.
Not sure you need a whole new roof? See when a repair makes more sense in our roof repair cost guide, and Seattle repair prices in roof repair cost in Seattle.
Frequently asked questions
How much does a roof replacement cost in Seattle?
Angi puts the typical Seattle range at $8,045 to $17,399, with an average of $12,646 (August 2026). Washington sales tax of 10.55% in Seattle applies to the full contract price.
How much is a new roof in Seattle?
Angi's typical range for a new roof in Seattle is $8,045 to $17,399, with an average of $12,646 (August 2026). With Seattle's 10.55% sales tax, that average comes to about $13,980.
Does a new roof add value to a home in Seattle?
Some, but less than it costs. In the 2025 Cost vs Value report, an asphalt roof replacement in Seattle recouped 42.8% of its cost at resale and a metal roof 26.6%, below the national averages of 67.5% and 50.1%.
How much does a new roof cost per square foot in Seattle?
Angi lists $3.45 to $11.10 per square foot in Seattle. By material, asphalt shingles run $3–$11, metal $5–$22 and slate $10–$30 per square foot.
Do I need a permit to replace my roof in Seattle?
Usually not for a one- or two-family home or townhouse. SDCI doesn't require a permit when nothing changes in the building envelope other than adding or replacing insulation. Structural changes or new sheathing can require one.
Do roofers charge sales tax on labor in Washington?
Yes. The Washington Department of Revenue says contractors must collect retail sales tax on the gross contract price for work on a homeowner's property, so the tax applies to labor and materials.
How long does a new roof last?
HomeGuide lists 15–20 years for 3-tab asphalt, 20–30 years for architectural shingles, 30–80+ years for metal, 30–100+ years for tile and 50–200+ years for slate.
Should I repair or replace my roof?
Common thresholds are a roof older than 20 years, a repair bill over $3,000, or damage covering more than about a quarter of the roof. Our roof repair cost guide covers repair prices.
About these prices. The ranges are published estimates from the sources below, as of the dates shown. Material costs, labor rates, tariffs and inflation can change prices after those dates, and your home may differ. Use them to plan a budget, then get written quotes from licensed contractors.
Sources
- Angi — How Much Does Roof Replacement Cost in Seattle, WA? (updated Aug 4, 2026)
- HomeGuide — Roof Replacement Cost (edited Nov 7, 2025)
- Seattle Department of Construction and Inspections — Re-Roof Permit
- Washington Department of Revenue — Custom construction
- Washington Department of Revenue — Local sales tax change, Seattle, effective January 1, 2026
- Washington L&I — Hiring a contractor
- Journal of Light Construction — Cost vs Value 2025, Seattle
- Washington State Legislature — RCW 18.27.114, Disclosure statement
Sources accessed September 27, 2026; Cost vs Value accessed October 16, 2026.
These figures are estimates compiled from the published sources above. They are not quotes and can't account for your roof or your contractor. Tax and permit rules can change, so confirm them with your roofer and the city. Get written estimates from licensed, bonded and insured roofers before deciding. See our disclosure and disclaimer.