How much does a new roof cost in the Tri-Cities?

A full replacement on a typical 2,000 sq ft Tri-Cities home runs $9,000–$14,000 for architectural shingles, $20,000–$35,000 for standing seam metal. Tear-off of old layers, plywood replacement, and disposal are the main variables.

Roof Replacement in the Tri-Cities, WA

Q: How long does a roof replacement take?

Most Tri-Cities homes take 1–2 days: one day for tear-off and dry-in, one for shingles and cleanup. Larger or steeper roofs can run 3 days.

Q: Do you tear off the old roof or go over it?

We tear off. Overlaying hides damaged decking, adds weight, and voids most manufacturer warranties. In our climate, a clean tear-off with fresh underlayment is the only way we'd warranty the work.

When a roof is done, it's done — and in the Tri-Cities, UV exposure finishes roofs years earlier than the shingle warranty suggests. A replacement from us means full tear-off, fresh synthetic underlayment, proper ventilation, and high-wind nailing: a roof actually built for 300 days of sun and Horse Heaven Hills gusts.

Signs You Need a Replacement, Not Another Repair

Granule loss — gutters full of sandy grit, shingles looking bald or patchy
Curling or cupping shingles, especially on south and west slopes that take the most sun
Multiple leaks in different areas, or the same leak "fixed" twice
Age 20+ years on 3-tab shingles, 22–25+ on architectural — in our climate, that's a full life
Soft or spongy decking felt when walking the roof

Not sure? That's what the free inspection is for. We'll tell you straight whether a repair buys real time.

What a Replacement Includes

Full tear-off to the deck — no burying problems under a new layer.
Deck inspection & repair — rotten plywood replaced, priced per sheet upfront.
Synthetic underlayment + ice & water shield in valleys, eaves, and penetrations.
Architectural shingles with 6-nail high-wind pattern, new flashing, ridge vent.
Cleanup — magnetic nail sweep of the yard and driveway, gutters cleared.

Replacement Cost in the Tri-Cities

Home size / scope	Typical range
1,500 sq ft home, architectural shingles	$8,000 – $11,000
2,000 sq ft home, architectural shingles	$9,000 – $14,000
2,500+ sq ft or steep/complex roof	$13,000 – $20,000
Plywood redeck (per sheet, if needed)	$85 – $130

Considering metal instead? See metal roofing — 2–3x the lifespan for roughly 2x the cost.

FAQs

How long does a roof replacement take?

Most homes: 1–2 days. Larger or steep roofs up to 3 days. You'll never sleep under an exposed roof — we dry-in the same day we tear off.

Do you tear off the old roof or go over it?

We tear off, always. Overlays hide damaged decking, add weight, and void most manufacturer warranties.

What shingle brands do you install?

We install major architectural shingle lines (GAF, Owens Corning, CertainTeed equivalents) — the specific recommendation depends on your roof's pitch, sun exposure, and budget.