Most roofing companies won’t put a number anywhere near their website. We get why, every roof is different, and a bad guess creates a bad conversation later.

But if you’re budgeting for roof replacement, you deserve a straight answer about how the pricing actually works. So here it is, without the sales dance.

How roofers actually price a roof

Roof replacement in the Pacific Northwest is priced per square, one square is 100 square feet of roof surface. Your total comes down to how many squares, what material tier you choose, and how hard your roof is to work on.

In the Greater Seattle area, quality installed roofing runs $700 to $1,200 per square. A typical single-family home has 20 to 30 squares of roof, which puts most full replacements between $14,000 and $36,000, and the majority of the homes we work on land in the low-to-mid twenties.

Why the wide spread on the per-square number? That’s everything below.

What pushes the price up

Pitch and access. A steep roof takes more safety setup, more time, and more labor. Same shingles, higher cost.

Layers to tear off. If your current roof has two layers of old shingles, the tear-off and disposal cost more.

Deck condition. Rotted decking has to be replaced before anything goes on top of it. A good contractor inspects during tear-off and prices repairs per sheet, not as a surprise on the final invoice.

Penetrations and complexity. Chimneys, skylights, valleys, and dormers each need flashing work done right. A cut-up roof costs more per square than a simple gable.

Material tier. Architectural shingles like CertainTeed Landmark are the standard here. Designer tiers and metal cost more, and last differently. We present Economy, Pro, and Elite options on every estimate so you can see the trade-offs side by side.

What a low bid usually leaves out

If one bid comes in far under the others, something is missing. Usually it’s one of these: no ice and water shield, no drip edge, reused flashing, thin underlayment, no tear-off (a layover), or no permit.

A layover, new shingles over old, saves money today and costs you at resale, in warranty coverage, and in lifespan. There’s a reason quality roofers rarely recommend it in our climate.

The part that matters more than price

Here’s the honest part: the biggest cost risk in a roof replacement isn’t the bid. It’s replacing a roof that didn’t need replacing yet.

Granule loss and a few worn shingles don’t automatically mean full replacement. Sometimes a repair buys you years. Sometimes a rejuvenation treatment extends a healthy-but-aging roof at a fraction of replacement cost. And sometimes the roof really is done, and the right move is to replace it once, properly, with a warranty that outlives the company that installed it.

That’s why we start with a free 21-point inspection, roof and attic, before we talk numbers. You get an honest assessment of what your roof actually needs, with multiple options. Not a one-size-fits-all replacement quote.

What’s behind our pricing

Every Squatch Roofing estimate is line-item: tear-off, underlayment, ice and water shield, drip edge, flashing, shingles, ridge venting, cleanup, and permit. No surprises on the final invoice.

The work is backed by CertainTeed, a 50-year materials warranty and 30-year workmanship warranty from a manufacturer with decades of history, valid even if Squatch Roofing ever closed its doors. On top of that, our 15-Year Leak-Free Guarantee covers workmanship-related leaks at no cost.

If the number is the obstacle, financing options can spread it out, including 0% interest offers when available.

Get your real number

Your roof has an actual price, and it takes about an hour on site to find it. The inspection is free, it covers 21 points including your attic, and you’ll get multiple options, not pressure.

Your home deserves a roof done right. Book your free 21-point roof inspection or call (425) 292-8327.