Roofer pricing in Seattle
What roofers charge in Seattle (typically $60-$150/hr), the local factors that move the rate, and a sample quote you can use as a starting point.
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Seattle roofer pricing
What roofers should charge in Seattle
Seattle roofers serve Capitol Hill/Madison Park/Queen Anne/Magnolia/Madrona premium tile and metal residential, Bellevue/Mercer Island tech-wealth, suburban tract asphalt shingle, and commercial flat-roof. Washington L&I Construction Contractor License + Roofer Trade Specialty. Cedar shake roofing tradition (declining due to fire code restrictions). PNW rain drives moss/algae specialty cleaning. Seattle Energy Code (SEC) influences roof insulation.
Hourly rate
$60-$150
per hour, weekday daytime
Call-out fee
$42-$90
within standard radius
After-hours
1.5-2x
evening, weekend, holiday
Job pricing
What to charge for common roofer jobs in Seattle
Real-world price ranges for the jobs local tradies quote every week. Use the table as a starting point for your own quotes and adjust for parts, access, and your overheads. All figures in USD.
Site inspection and quote
What's included
Most established roofers inspect free for jobs over $2,000. Detailed condition reports may be charged.
Single tile replacement
What's included
Includes tile, mortar, and 30-60 min labour. Access difficulty adds cost on steep roofs.
Ridge cap repair (per linear metre)
What's included
Includes mortar bedding, pointing, and labour. Full ridge replacement runs $60-180/m.
Gutter replacement (per linear metre)
What's included
Includes Colorbond or PVC gutter, brackets, and labour. Hi-flow profiles and concealed gutters cost more.
Roof leak repair (single point)
What's included
Includes locating, flashing or sealant repair, and 1-3 hours labour. Hidden leaks needing trace work cost more.
Partial re-tile (per square metre)
What's included
Includes new tiles, batten check, underlay if needed. Match-to-existing-colour can add lead time.
Full reroof, concrete tile (per sqm)
What's included
Includes strip, batten check, sarking, new tiles, ridge bedding, and labour. Steep pitches and complex valleys cost more.
Full reroof, Colorbond sheet (per sqm)
What's included
Includes strip, batten, sarking, new sheets, fixings, and labour. Custom profiles or colours cost more.
Daily access labour (2-person team)
What's included
Includes scaffold or harness setup. Full-day labour for repairs across multiple points.
Seattle quote factors
What to factor into your Seattle roofer quote
Local context that should shape what you quote as a roofer in Seattle. Marine west coast. Mild winters (rarely below 25°F), cool summers (rarely above 85°F historically, but 2021 heat dome 110°F+), heavy rain (38" annually mostly Oct-May), occasional snow. PNW moss and mildew constant concerns. Mild climate makes heat-pumps highly efficient year-round. Wildfire smoke August-September from California/Oregon/Idaho/BC fires. Atmospheric river events drive flooding.
Washington L&I CC + Roofer specialty
Washington L&I Construction Contractor License (Specialty CS Roofer Trade) required for roofing work over $500. Print L&I license number on every quote and invoice. SDCI won't issue permits to unlicensed contractors.
Asphalt shingle dominance + metal growth
Most Seattle residential is 30-year architectural asphalt shingle ($6-$13/sqft installed). Metal standing-seam growing ($12-$25/sqft installed) thanks to longevity (50+ years) and PNW rain shedding. Concrete tile and clay tile less common (heavy + freeze-thaw vulnerability).
Cedar shake declining + fire code restrictions
Cedar shake roofing tradition declining thanks to fire code restrictions (King County banned new cedar shake in WUI zones post-2007 wildfires). Quote cedar shake replacement at premium ($18-$35/sqft including treated shake, removal) for heritage homes where allowed. Niche; build portfolio. Most cedar shake work is replacement-with-architectural-asphalt or metal.
Moss + algae specialty cleaning
Seattle 38" annual rainfall + cool moist climate drive moss + algae growth on roofs (especially north-facing). Quote annual moss/algae cleaning ($350-$1,500 per residential roof) and zinc strip install ($1,500-$3,500 per roof) as recurring revenue. Build relationships with 5-10 property managers for residential subscription work.
SEC R-49+ insulation upgrade
Seattle Energy Code (SEC) mandates R-49+ insulation on most new construction and major reroofs. Quote attic insulation upgrade ($3-$8/sqft) as separate line on every reroof. Provides 20-30% heating/cooling savings; tech-wealth clients pay readily for energy spec. Federal IRA + Washington State Energy Office rebates may apply.
Commercial flat-roof + green-roof market
Downtown Seattle, South Lake Union, Bellevue commercial flat-roof drives volume. Quote per-sqft installed: EPDM $6-$13; TPO $8-$16; modified bitumen $8-$17; PVC $11-$20. Seattle Green Factor + Living Building Challenge drive green-roof demand (extensive sedum at $15-$35/sqft, intensive with structural at $35-$75/sqft). Niche but high-margin.
Sample quote
A real Seattle roofer quote you can copy
Full reroof, concrete tile to Colorbond sheet, 145sqm single-storey. Replace the line items and rates with your own; the structure stays.
Strip existing concrete tiles, debris removal to landfill
Batten replacement (rotten or out-of-spec sections, 25% of total area)
Sarking underlay (145sqm, premium foil-faced thermal)
Colorbond Trimdek sheet (145sqm, customer-choice colour, 0.42 BMT)
New gutters, downpipes, valley flashings
Roofing labour (5 days, 3-person team, scaffold included)
Final clean, gutter test with water, warranty handover
FAQ
Seattle roofer pricing questions, answered
Common questions about roofer pricing in Seattle, with answers framed for tradies pricing their own work.
Per-sqft installed: 30-year asphalt shingle $6-$13; metal standing-seam $12-$25; concrete tile $9-$18; cedar shake replacement $18-$35 (where allowed); flat-roof commercial $6-$20 depending on membrane. Tech-wealth premium of 20-35% above standard. State Washington L&I license + SDCI permit on every quote.
Yes, Washington L&I Construction Contractor License (Specialty CS Roofer Trade) required for roofing work over $500. Print L&I license number on every quote and invoice. SDCI won't issue permits to unlicensed contractors.
Yes, growing market. Metal standing-seam growing ($12-$25/sqft installed) thanks to longevity (50+ years) and PNW rain shedding. Tech-wealth clients (Capitol Hill, Madison Park, Queen Anne, Magnolia, Madrona, Mercer Island, Bellevue, Bainbridge Island) pay readily for metal-roof aesthetic and durability. Sustainability + Living Building Challenge clients especially favor metal.
Mostly no, declining market. Cedar shake roofing tradition declining thanks to fire code restrictions (King County banned new cedar shake in WUI zones post-2007 wildfires). Quote cedar shake replacement at premium ($18-$35/sqft including treated shake, removal) for heritage homes where allowed. Niche. Most cedar shake work is replacement-with-architectural-asphalt or metal.
Yes, recurring revenue. Seattle 38" annual rainfall + cool moist climate drive moss + algae growth on roofs (especially north-facing). Quote annual moss/algae cleaning ($350-$1,500 per residential roof) and zinc strip install ($1,500-$3,500 per roof) as recurring revenue. Build relationships with 5-10 property managers for residential subscription work.
Hourly rates are $60 to $130 in the US, £35-85 in the UK, A$70-150 in Australia, R280-750 in South Africa, and C$60-140 in Canada. Most roofers prefer fixed-price by square metre for installs and reserve hourly for repairs and inspections.
A typical 3-bed single-storey home takes 4-7 working days for a strip-and-replace, including new sarking and ridge bedding. Larger or steeper roofs run 7-14 days. Weather delays add 1-3 days in winter or wet season.
Yes, 2-3 quotes for any reroof over $5,000. Compare materials (tile brand, sheet thickness), sarking inclusion, gutter scope, and warranty length. The cheapest quote often skips sarking or uses budget-grade fixings.
A proper inspection walks the roof, photographs every section, checks battens, flashings, valleys, gutters, and the ceiling cavity for water staining. Reports run 4-8 pages with photo evidence. Drone-only inspections miss too much; insist on a roof-walk.
Most regions: like-for-like reroofs do not need permits, but switching material (tile to sheet) sometimes does. Heritage-listed properties always need approval. The roofer should know and include permits as a line item.
Keep going
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