Home › Recent Projects › Roof Replacement in Seattle, WA (Landmark PRO)
Squatch Roofing replaced the roof on a two-story brick Tudor-style home in Seattle, WA 98105 in May 2026. The April 27 inspection found the existing laminate asphalt shingles cracked and split along several hip lines and lifting near the ridge. The crew tore the roof off to its original board decking, found the decking usable, and installed a full CertainTeed Landmark PRO system over CertainTeed RoofRunner underlayment. Setup began May 13 and the job closed out May 19, 2026.
| Location | Seattle, WA 98105 |
|---|---|
| Service | Full roof replacement |
| Property | Two-story brick Tudor-style home; steep multi-hip roof with dormers and a brick chimney |
| Inspection | April 27, 2026: roof surface, flashing, and attic; 54 photos on file |
| Existing roof | Laminate (architectural) asphalt shingles; cracked and split along hip lines, lifting near the ridge, exposed nail heads in the old flashing, heavy moss on a lower slope |
| New shingle | CertainTeed Landmark PRO (Pro tier); color not recorded in the job file |
| Underlayment | CertainTeed RoofRunner synthetic underlayment over the full deck |
| Decking | Original board decking kept. The estimate carried a $352 plywood allowance; it was not needed and was credited back on the final invoice |
| Flashing and vents | New step and counter flashing at the brick chimney, new pipe flashings, new metal edge flashing, new metal roof vents replacing the old box vents |
| Schedule | Setup May 13; tear-off May 14; dry-in and first courses May 15; shingling May 16; completion photos and close-out May 19, 2026 |
| Project investment range | $18,500 to $29,100 |
| Warranty | Squatch 15-Year Leak-Free Guarantee on workmanship, plus the CertainTeed materials warranty for Landmark PRO |
What Squatch Found on the Inspection
The inspection ran the morning of April 27, 2026 and produced 54 photos of the roof surface, the flashing, and the attic. The roof is a steep, multi-hip Tudor design with dormers, a brick chimney, two box vents, and a plumbing vent. That geometry matters for what was found: the damage was on the hips.
- Hip lines: shingles cracked and split along multiple hip lines, with pieces broken away and the underlying layer exposed. This was the most repeated finding in the inspection set.
- Ridge: individual shingles lifted near the ridge.
- Flashing: exposed nail heads in the existing metal flashing.
- Moss: a heavy mat of moss on a lower slope beside a dormer.
- Attic: the original board decking visible from below, with insulation and a flexible vent duct in the attic space. No plywood over the boards.
What It Meant and What We Recommended
Cracking that shows up on one hip can be a repair. Cracking that shows up on multiple hips, plus shingles lifting at the ridge, means the shingles themselves have reached the point where they no longer flex and seal where the roof bends. On this roof the failures were spread across the hips rather than clustered in one spot, so a repair would have meant chasing the same failure hip by hip.
Squatch quoted a full replacement at the Pro tier with CertainTeed Landmark PRO. Because the inspection could see the board decking only from the attic side, the estimate also carried an allowance for new plywood in case the deck turned out to be unusable once the shingles came off. The homeowner approved the quote.
What We Installed
- Shingle: CertainTeed Landmark PRO, a laminate (architectural) asphalt shingle. The color the homeowner chose is not recorded in the job file; in the completion photos it reads as a dark gray blend.
- Underlayment: CertainTeed RoofRunner synthetic underlayment across the full deck.
- Decking: the original board decking, kept. See below.
- Flashing: new step and counter flashing at the brick chimney, new flashings at the plumbing penetrations, and new metal edge flashing along the roof edges.
- Ventilation: new metal roof vents in place of the old box vents.
Squatch Roofing is a CertainTeed ShingleMaster Premier contractor and installs CertainTeed systems only.
How the Project Went, Day by Day
May 13: setup. The crew covered the shrubs and beds around the house with tarps and mesh and staged ladders. May 14: tear-off. The old shingles came off down to the original board decking, which the crew inspected board by board. It was usable, so the plywood allowance in the estimate was not used. May 15: dry-in. RoofRunner underlayment went down over the whole deck, Landmark PRO bundles were staged on the roof, and the first courses started. May 16: shingling continued across the slopes and hips. May 19: completion. The crew photographed the finished chimney flashing, pipe flashings, vents, ridge, and every slope, and went back into the attic to photograph the underside of the deck.
The Finished Roof
Every slope, hip, and ridge now carries Landmark PRO over new underlayment. The brick chimney has new step and counter flashing where the old flashing had exposed nail heads, the plumbing penetrations have new flashings, and the old box vents were replaced with new metal vents. The moss-covered lower slope was replaced along with everything else.
What This Roof Replacement Cost
Project investment range: $18,500 to $29,100. 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 about this job set its price. First, the roof itself: steep pitches cut up by hips and dormers, plus chimney flashing, mean more flashing work and slower shingle installation than a plain gable roof of the same size. Second, the estimate-to-final change: the quote included a $352 plywood allowance, the crew did not need it after tear-off, and it was removed from the final invoice. The final price came in below the original estimate for exactly that reason.
What Homeowners With Similar Roofs Should Know
Check the hips, not just the field. On this roof the shingle field looked worn but intact from the ground; the cracking was on the hip lines, and it was on several of them. That pattern, repeated failures where the roof bends, is what turned this from a repair conversation into a replacement.
Ask how decking is handled before anyone tears off. This home has original board decking, which an inspection can only see from the attic. The estimate carried a plywood allowance so the price would not jump mid-job if the boards were bad, and when the boards were fine the allowance was credited back. That is the shape of estimate to look for: a stated allowance with a stated credit, not a full re-deck priced before anyone has seen the wood.
The attic is part of the roof. The crew photographed this attic on the inspection and again at completion. If a roofer never mentions your attic, ask why.
Related questions
How much did this roof replacement in Seattle cost?
The project investment range for this completed job was $18,500 to $29,100 for a full Landmark PRO replacement on a steep, multi-hip brick home, with the final price landing below the original estimate after an unused plywood allowance was credited back. The range reflects this project’s scope and is not a current quote.
What shingles and underlayment were installed?
CertainTeed Landmark PRO laminate asphalt shingles over CertainTeed RoofRunner synthetic underlayment, with new chimney step and counter flashing, new pipe flashings, new edge metal, and new metal roof vents. The shingle color is not recorded in the job file.
Was the roof decking replaced?
No. The home has original board decking. The estimate included a $352 allowance for new plywood in case the boards were unusable once the shingles came off. On May 14 the crew found the boards usable, and the allowance was removed from the final invoice.
Why was this roof replaced instead of repaired?
The April 27 inspection found cracked and split shingles along multiple hip lines and shingles lifting near the ridge, not damage confined to one area. With the same failure repeating across several hips, the quote was for a full replacement, and the homeowner approved it.
How long did the project take?
Setup was May 13, tear-off May 14, dry-in and first courses May 15, shingling May 16, and completion photos and close-out May 19, 2026, based on the crew’s photo log and the job record.
Have a roof with similar symptoms?
If your shingles are cracking along the hips or lifting at the ridge, 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 Seattle, the Eastside, and the greater Seattle area. 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, September 2026. Technical review by Ben Metsker, Manager, Squatch Roofing.
