Home › Recent Projects › Roof Replacement in Lynnwood, WA (Landmark PRO, Deck and Rafter Tail Repair)
Squatch Roofing replaced the roof on a two-story home with a lower roof over the garage in Lynnwood, WA 98087 in September 2026. The September 10 inspection found lichen on the old shingles and a dark stain on the garage ceiling. At tear-off on September 28, the crew found stained OSB decking around a plumbing vent and along one eave, so damaged sections were replaced with new plywood and rafter tails were repaired at one eave. CertainTeed Landmark PRO shingles went on over CertainTeed RoofRunner underlayment, with a ridge vent at the peak. The roof was finished September 30, three days on site.
| Location | Lynnwood, WA 98087 |
|---|---|
| Service | Full roof replacement (full tear-off) |
| Property | Two-story home with a lower roof over the garage, a rear deck, and a fenced backyard |
| Inspection | September 10, 2026: attic, eaves, shingle surface, vents, and the garage ceiling; 31 photos on file |
| Existing roof | Gray asphalt shingles with lichen growth, plastic box vents, and pipe vents |
| New shingle | CertainTeed Landmark PRO; color not recorded in the job file (a gray blend in the completion photos) |
| Underlayment | CertainTeed RoofRunner synthetic underlayment over the full deck |
| Decking | Stained OSB replaced with new plywood sheets where damaged; the invoice carries two decking lines and does not record a sheet count |
| Framing | Rafter tail replacement at one eave (priced per tail; count not recorded) |
| Ventilation | Ridge vent under the new ridge cap |
| Penetrations | New pipe flashings and vent caps, each checked under the shingle course at completion |
| Roof size | Not recorded in the job file |
| Schedule | Inspection September 10; temporary plastic cover on the lower roof September 16; install September 28 to 30; attic check October 3, 2026 |
| Project investment range | $14,800 to $23,200 |
| Warranty | Squatch 15-Year Leak-Free Guarantee on workmanship, plus the CertainTeed materials warranty for Landmark PRO |
What Squatch Found on the Inspection
The 21-point inspection ran September 10, 2026. It covered the attic, the eaves, the roof surface, and one spot inside the house most roof inspections skip: the garage ceiling.
- Garage ceiling: a dark stain spread across the drywall near the garage door track, photographed from two angles.
- Shingle surface: close-ups show pale green and white lichen across the shingle tabs, with the granule surface worn.
- Vents: the upper roof was vented with plastic box vents set in a row below the ridge, plus pipe vents.
- Attic: OSB sheathing on the rafters, blown insulation between the joists, and vent pipes running up through the insulation.
- Eaves: the inspector photographed the soffits and fascia along the eaves.
Six days later, on September 16, the photo log shows a clear plastic sheet laid over the lower roof above the garage. It stayed there until the install started.
What We Recommended
Squatch recommended a full tear-off and a CertainTeed Landmark PRO roof, and the homeowner approved it. The job’s line items price decking replacement and rafter tail replacement separately, so damaged wood found under the shingles was fixed during the job rather than covered over. The final invoice came in above the approved quote plus Washington sales tax, and it lists the decking replacement line twice. The job file does not say how many sheets or rafter tails were replaced, so this post does not give a number.
What We Installed
- Shingle: CertainTeed Landmark PRO, a laminate (architectural) asphalt shingle. The job file does not record the color; the finished roof reads as a gray blend.
- Underlayment: CertainTeed RoofRunner synthetic underlayment across the full deck, with a dark membrane strip along the wall line where the lower roof meets the siding.
- Decking: new plywood sheets cut in among the existing OSB where it was stained or damaged.
- Framing: rafter tails repaired at one eave, with new lumber fitted at the roof edge.
- Ventilation: the ridge was cut open for a ridge vent, which runs under the new ridge cap shingles.
- Penetrations: new pipe flashings and new metal vent caps.
Squatch Roofing is a CertainTeed ShingleMaster Premier contractor and installs CertainTeed systems only.
How the Project Went, Day by Day
September 28: before anything came off, the crew walked the attic with a light, posted the site safety plan, laid tarps over the backyard turf, and draped shade cloth over the front shrubs. Tear-off exposed the problem spots: dark staining in the OSB around a plumbing vent and along one eave above the gutter. Those sections came out and new plywood went in. At one eave, the deck was opened down to the rafters, the insulation was pulled back, and new lumber was fitted to repair the rafter tails. By the end of the day the torn-off sections were covered in RoofRunner, and the crew photographed the backyard turf and deck.
September 29: rain set in. The photos show wet pavement out front and a wet deck in back while the crew shingled the slopes dried in the day before. The underside of the repaired eave was photographed with its new plywood in place.
September 30: the remaining upper roof was torn off and decked, the ridge was cut open for the ridge vent, and the bath fan ducts in the attic were photographed before the deck was closed. By the end of the day the shingles, the ridge cap, the flashings, and the vent caps were done, and the crew photographed each one.
October 3: a follow-up visit went back into the attic. The photos show the bath fan ducts taped up to their deck openings and the new plywood seen from underneath.
The Finished Roof
Every slope now carries Landmark PRO over RoofRunner, with a ridge vent under the cap. At each pipe flashing and vent cap, a crew member lifted the shingle above it to show the flashing seated underneath, then photographed it.
What This Roof Replacement Cost
Project investment range: $14,800 to $23,200. This range reflects the scope of this completed project and is not a current quote. It is anchored on the final invoice total, which includes Washington sales tax.
Two things moved this price. The wood repairs: replacement decking and rafter tail work are priced as their own line items, and the final invoice ran above the quote. And the three-day schedule: the job had two roof levels and a rain day in the middle. There is no chimney or skylight work on the invoice.
What Homeowners With Similar Roofs Should Know
A stain inside can be the best clue. The garage ceiling stain was in the inspection file before anyone touched the roof. Point your inspector to any stains on ceilings, not just in the attic.
Ask how damaged wood is priced before tear-off. On this job, decking and rafter tails were priced as their own line items, and the final invoice ran above the quote. Know what happens to the price if the deck is worse than expected.
Ask to see the flashing under the shingles. Once the roof is done, the course above covers every pipe flashing. The completion photos here show each one with the shingle lifted.
Related questions
How much did this roof replacement in Lynnwood cost?
The project investment range was $14,800 to $23,200 for a full tear-off and CertainTeed Landmark PRO roof on a two-story home with a lower garage roof, including replacement decking, rafter tail repair, and a ridge vent. The range reflects this project’s scope and is not a current quote.
Was any decking replaced?
Yes. The tear-off photos from September 28 show dark staining in the OSB around a plumbing vent and along one eave, and new plywood sheets cut in among the old OSB. The invoice carries two decking replacement lines but does not record how many sheets were used.
What are rafter tails, and why were they replaced?
Rafter tails are the ends of the roof rafters that run out past the wall to form the eave. On this job, one eave was opened down to the rafters on September 28 and new lumber was fitted at the tails before the deck was closed. The job file does not record the count.
How long did the roof replacement take?
Three days on site, September 28 to 30, 2026, with rain on the second day. The inspection was September 10, and a follow-up attic check was October 3.
What warranty comes with this roof?
The Squatch 15-Year Leak-Free Guarantee on workmanship, plus the CertainTeed materials warranty for Landmark PRO.
Have a roof with similar symptoms?
If you have a stain on a ceiling or lichen across your shingles, Squatch Roofing can run a free 21-point inspection, show you the photos, and tell you whether a repair, a Roof Maxx treatment, or a roof replacement fits your roof. Squatch serves Lynnwood, the Eastside, and the greater Seattle area. Related projects: the Renton replacement with stained valley decking and rebuilt rafter tails and the Everett two-layer tear-off with new decking. Schedule an inspection or call (425) 292-8327.
This project documentation was prepared by Squatch Roofing from the job records and photos from our crew, October 2026. Technical review by Ben Metsker, Manager, Squatch Roofing.
