Tri-City Roofing Pros · November 10, 2026
The short answer: most full roof replacements in the Tri-Cities run $8,000 to $18,000, with smaller homes sometimes coming in below that range. A typical architectural shingle roof on a 2,000 square foot home lands between $9,000 and $14,000. Standing seam metal on the same home runs $20,000 to $35,000. Where your roof falls inside those ranges depends on size, pitch, how many old layers come off, and what the decking looks like underneath.
For context, Angi's 2026 national data puts the average replacement at $9,611, with most homeowners paying $5,903 to $13,380. Tri-Cities quotes tend to sit in the middle to upper part of that national band for one local reason: our sun. Three hundred days of it a year cooks standard shingles faster here than in cloudy parts of the country, so most Tri-Cities roofers spec heavier architectural shingles and better ventilation than the cheapest national bids include. That costs a little more up front and buys years of life.
Roofers price by the size of the roof surface, not the floor plan, and pitch adds surface. These are typical installed ranges for a full tear-off and replacement in Kennewick, Richland, and Pasco:
| Home size | Architectural shingles | Standing seam metal |
|---|---|---|
| ~1,200 sq ft | $7,000 – $10,500 | $16,000 – $26,000 |
| ~1,500 sq ft | $7,500 – $11,500 | $17,500 – $29,000 |
| ~2,000 sq ft | $9,000 – $14,000 | $20,000 – $35,000 |
| ~2,500 sq ft | $11,000 – $17,500 | $25,000 – $42,000 |
Steep pitches, multiple valleys, and difficult access push toward the top of each range. A simple single-story ranch roof pushes toward the bottom.
1. Tear-off and decking. Removing one layer of old shingles is standard work. A second layer, or rotted plywood underneath, is where quotes jump. Budget an extra $1,500 to $4,000 if a full tear-off finds bad decking that needs replacing. A good contractor flags this possibility in writing before the job starts, with a per-sheet price for decking, instead of surprising you mid-job.
2. Material. Architectural shingles are the value pick for most Tri-Cities homes: 18 to 25 years of life in our climate. Metal costs roughly double and lasts 40 to 70 years, and it shrugs off the wind and UV that age shingles. Our metal roofing page covers the local options.
3. Ventilation. Heat trapped in a Tri-Cities attic in August shortens shingle life from below. Many replacement quotes here include added ridge venting or solar attic fans. It is a modest line item that protects the whole roof.
4. The details nobody sees. Underlayment rated for high heat, high-wind nailing patterns (our Horse Heaven Hills wind finds every shortcut), new flashing at chimneys and walls, and drip edge. Two quotes $2,000 apart often differ exactly here.
A real quote is itemized, line by line: materials, labor, tear-off, disposal, underlayment, flashing, ventilation, and permit. If a bid is one number on a business card, you cannot compare it against anything, and you will not know what was skipped until it leaks. Expect an itemized number within 24 to 48 hours of an inspection, in writing.
If the roof is under 15 years old and the problem is one area, repair usually wins; most minor repairs here run $350 to $900. If the roof is past 18 years, losing granules across every slope, and curling in the sunny exposures, money spent on repairs is money spent twice. The honest answer comes from looking at the whole roof, not the one wet spot on the ceiling. A free roof inspection gives you photos of every slope and a repair-versus-replace call with real numbers for both.
Most replacements run $8,000 to $18,000. Architectural shingles on a typical 2,000 square foot home usually land between $9,000 and $14,000. Metal runs $20,000 to $35,000 on the same home.
Most single-family replacements finish in 1 to 2 days once materials are on site, including tear-off, cleanup, and a magnetic nail sweep.
In most cases yes, a re-roofing permit from your city. Permit details are covered on our roof replacement page.
Sometimes, and it is cheaper, but it hides decking problems and shortens the new roof's life. A tear-off lets the crew inspect and fix the deck, which is why we recommend it for most homes.
Sources: Angi, "How Much Does Roof Replacement Cost?" (2026 data, updated Oct 2026): national average $9,611, typical range $5,903–$13,380, $4–$11 per sq ft installed. Local ranges are Tri-City Roofing Pros' published planning ranges for the Tri-Cities market.
Every figure above is a range. Yours is a specific number waiting on an inspection: free, itemized, in writing within 24–48 hours.
or call (541) 371-2869 — Mon–Sat, 7am–7pm.