Washington (State) Roof Replacement Cost Guide (2025 Update)

Introduction

In this article, I’ll give you the typical costs for installing a new roof in Washington (state) in 2025, for both residential and commercial buildings. I’ve spent years reviewing contractor bids and researching roofing costs for my clients around the country. The roof cost estimates I provide here were produced by analyzing current material prices, Washington labor costs, and other relevant factors, including roofing project values from actual Washington building permit data. The roof systems covered here include asphalt shingles, metal roofing, slate, tile, synthetic composite, cedar shakes, and all of the common types of low-slope commercial roofing.

Roof replacement costs in Washington tend to run somewhat above the national average. Construction costs are typically higher in the Seattle metro area and along the Puget Sound corridor, where labor and business expenses are higher, while costs are somewhat lower in smaller Eastern Washington markets. (Compare with national average roof replacement costs.)

Actual roof prices will vary depending on location, roof size, roof slope, complexity, and, of course, the type of roof system installed. Asphalt shingles are by far the most popular residential roof covering in Washington, but alternatives like standing seam metal, cedar, and synthetic composite are also common. Commercial “flat” (low-slope) roofs use single-ply membranes (EPDM, TPO, and PVC roofing), modified bitumen, or spray-applied polyurethane foam roofing systems.

On average, Washington residential roof replacement prices in 2025 typically range from around $6.15 per square foot for basic asphalt shingles to around $37 per square foot for high-end copper roofing. This means a typical 1,700-square-foot pitched roof may cost between $10,500 and $63,000, depending on the material selected.

Commercial roofing typically costs less per square foot, with Washington commercial roof replacement prices ranging, on average, from around $5 per square foot for a ballasted EPDM overlay system with no insulation included to around $20 per square foot for a 2-ply modified bitumen system with enough insulation to meet the R-38 energy code requirement that applies throughout the state for roofs with above-deck insulation.

The tables below provide cost information for all roof types and systems.

Climate Considerations for Washington Roofs

Washington’s climate is very diverse, ranging from the marine west coast climate of the Puget Sound lowlands to the semi-arid climate east of the Cascade Mountains. Western Washington experiences mild, wet winters with frequent rainfall and cloudy skies, while summers are generally cool and relatively dry. Annual precipitation in some areas along the coast and foothills can exceed 80 inches, making it one of the wettest regions in the continental U.S. By contrast, Eastern Washington has a much drier climate, with hotter summers, colder winters, and significantly less rainfall, although snow accumulation can be substantial in Spokane and higher elevations. Mountain areas such as the Cascades and Olympics face heavy snow loads and prolonged freezing temperatures in winter.

Heating degree days outnumber cooling degree days in much of Washington, though the warmer, drier eastern valleys do see significant cooling demand in summer. White, reflective “cool roof” products may be beneficial for reducing cooling costs in Eastern Washington, while in Western Washington’s mild, cloudy climate, energy savings from reflective roofing will be fairly insignificant.

Moss and algae growth are widespread in the wetter western half of the state. Gloeocapsa magma is quite common in Washington, and asphalt shingles made with algae-resistant technology are strongly recommended, along with regular roof cleaning and maintenance to control moss buildup.

Homeowners and property managers in Washington should consider the following:

• Asphalt shingles are the most popular and cost-effective choice for residential roofs. In Western Washington, algae-resistant shingles are strongly advised.
• Ventilation and underlayment are critical statewide. Adequate attic ventilation helps prevent condensation and mold, while high-quality underlayment and ice-and-water shield are important in mountain areas subject to heavy snow. Note that improper ventilation can void your roof warranty.
• Metal roofing is an excellent choice in Washington. In coastal and Puget Sound areas, aluminum panels resist salt corrosion, while PVDF-coated steel holds its color well and performs under heavy rainfall, wind, and snow. Standing seam systems will also shed moss more effectively than shingles.
• Slate, tile, and cedar roofing systems perform well when installed with proper flashing and drainage. In wetter climates, copper or zinc strips can reduce moss and algae growth. Cedar shakes and shingles should be Class A fire-rated, especially in areas with wildfire risk east of the Cascades.
• Insulation and air sealing are essential. Washington’s energy code requires R-38 continuous insulation for new or full-replacement low-slope commercial roofs with above-deck insulation. Proper insulation also reduces heating costs in winter, cooling costs in summer, and helps prevent condensation and ice dams in snowy mountain regions.

Things to Keep in Mind

These roof cost estimates should be fairly accurate; I make an effort to update them regularly using current material prices and labor data specific to Washington. Keep in mind that the costs listed below are averages, and actual costs can vary significantly depending on your specific location and the size, configuration, accessibility, and condition of your particular roof.

The residential roof cost estimates provided here are for roof replacements on roofs with a 6/12 pitch and include all standard roof components (underlayment, ice & water shield, fasteners, flashing, etc.). Steeper roofs or roofs with complex designs can increase costs by as much as 30%.

Removal of an existing commercial or residential roof typically adds between $1 and $3 per square foot. For the estimates in the tables below, $1.50 per square foot for tear-off and disposal has been included in all pricing.

Table 1: Residential Roof Costs in Washington

Table 2: Commercial Roof Costs in Washington

For energy code purposes, Washington does not follow the standard ASHRAE climate zone map. While the state geographically falls in ASHRAE climate zones 4 and 5, Washington uses its own climate zone map for code compliance. Under the current Washington State Energy Code, all low-slope commercial roofs with insulation entirely above the deck are required to have a minimum of R-38 continuous insulation, regardless of location within the state. This is stricter than the ASHRAE baseline, so contractors and building owners should plan accordingly. Always verify with your local building department, as code requirements can change.

When performing a roof recover (installing a new roof over an existing one), these insulation requirements typically do not apply. Recover projects generally involve installing a layer of cover board over the existing system to provide a suitable substrate, followed by the new membrane. Keep in mind that roof recovery is not always permitted or advisable.

Further Reading: Roof Cost Details by Roofing Type

• Asphalt Shingle Roof Cost Guide
• Cedar Shake & Shingle Roof Cost Guide
• Copper Roof Cost Guide
• EPDM Rubber Roof Cost Guide
• Metal Roof Cost Guide
• Modified Bitumen Roof Cost Guide
• PVC Membrane Roof Cost Guide
• Shingle Roof Cost Guide
• Single-Ply Roofing Cost Guide (EPDM, PVC, TPO)
• Slate Roof Cost Guide
• Spray Polyurethane Foam Roofing Cost Guide
• Standing Seam Metal Roofing Cost Guide
• Tile Roof Cost Guide
• TPO Membrane Roof Cost Guide

About the Author

Jack Gray spent 20 years as a principal roof consultant with the Moriarty Corporation, an award-winning building enclosure consultant firm founded in 1967. Mr. Gray has worked in the roofing industry for over 25 years, with training and practical experience in roof installation, roof inspection, roof safety, roof condition assessment, construction estimating, roof design & specification, quality assurance, roof maintenance & repair, and roof asset management. He was awarded the Registered Roof Observer (RRO) professional credential in 2009. He also served as an infantry paratrooper in the 82nd Airborne Division and has a B.A. from Cornell University.