Home › Recent Projects › Roof Replacement in Tacoma, WA (Landmark Moire Black, Mossy Three-Tab Hip Roof)
Squatch Roofing tore off a moss-lined three-tab roof on a hip-roof home with a dormer in Tacoma, WA 98404 and replaced it with CertainTeed Landmark shingles in Moire Black in June 2026. The May 23 inspection photographed moss growing along the tab joints and hip caps, and the attic. At tear-off on June 22, the crew found a weathered plywood deck full of old nail holes and laid in new plywood sheets. The new roof went on over CertainTeed RoofRunner underlayment with black box vents, and the job closed June 25.
| Location | Tacoma, WA 98404 |
|---|---|
| Service | Full roof replacement (full tear-off), with gutters and downspouts on the same invoice |
| Property | House with a hip roof and a dormer, under large trees |
| Inspection | May 23, 2026: on the roof and in the attic (34 photos) |
| Existing roof | Light gray three-tab asphalt shingles with moss along the tab joints and hips, plastic box vents, and pipe flashings |
| New shingle | CertainTeed Landmark in Moire Black, with hip caps |
| Underlayment | CertainTeed RoofRunner synthetic underlayment, with a black membrane strip along the eaves |
| Decking | Weathered old plywood deck; new plywood sheets laid in. The invoice carries a decking replacement line but no sheet count |
| Ventilation | Black box vents near the top of the slopes; intake screens on the invoice (count not recorded) |
| Flashing | New pipe flashings, a wide-base flashing on a larger pipe, black metal flashing along the dormer walls |
| Gutters | “Gutters with New Roof” and stand-alone downspouts on the invoice; the gutter work is not in the photo log |
| Roof size | Not recorded in the job file |
| Schedule | Inspection May 23; quote approved June 10; install June 22 to 25, 2026 |
| Project investment range | $13,400 to $21,000 |
| Warranty | Squatch 15-Year Leak-Free Guarantee on workmanship, plus the CertainTeed materials warranty for Landmark |
What Squatch Found on the Inspection
The inspection ran May 23, 2026, and the quote was written the same day.
- Moss: red-brown and green moss growing in the tab joints of the three-tab shingles, thickest on the slopes beside the dormer and along the hip caps. Clumps of it hung over the eave edge.
- Marked spots: the inspector marked spots on the shingles in blue, and circled the exposed fasteners on an old pipe flashing.
- Vents: plastic box vents on the slopes, with moss growing up around them.
- Attic: the inspector went into the attic and photographed the rafters, the underside of the roof sheathing, blown insulation, and a flex duct.
What We Recommended
Squatch quoted a full tear-off with a CertainTeed Landmark roof in Moire Black, plus new gutters, and the homeowner approved it on June 10. The quote carried a discount on the roof price, and that discount stayed on the final invoice. The final invoice also lists intake screens, stand-alone downspouts, a ground drop of materials, and a decking replacement line, and it came in above the approved quote. The job file does not break the difference down line by line, so this post does not publish it.
What We Installed
- Shingle: CertainTeed Landmark in Moire Black, with hip caps.
- Underlayment: CertainTeed RoofRunner synthetic underlayment over the deck, with a black membrane strip along the eaves.
- Decking: new plywood sheets laid in among the old plywood.
- Ventilation: black box vents near the top of the slopes, and intake screens per the invoice. The job file does not record how many screens, and they are not in the photos.
- Flashing: new black pipe flashings, a wide-base flashing on a larger pipe, and black metal flashing where the shingles meet the dormer walls.
- The box at the peak: wrapped in new Landmark shingles, with black flashing at its base.
- Gutters: “Gutters with New Roof” and stand-alone downspouts are on the invoice. The photo log does not include the gutter work, so this post does not describe it.
Squatch Roofing is a CertainTeed ShingleMaster Premier contractor and installs CertainTeed systems only.
How the Project Went, Day by Day
June 22: the crew posted an overhead work warning on a tree by the house, held a crew safety meeting, and started the tear-off. The Landmark bundles were stacked on the lawn, the “ground drop” on the invoice. Under the three-tab, the deck was plywood, weathered and peppered with nail holes, with square openings where the old box vents had been. One piece of old sheathing pulled off and photographed on the lawn shows dark spotting and a white stain across its face. New plywood sheets, grade stamps still visible, went in beside the older ones. By the end of the day RoofRunner was down on much of the roof and shingles had started on some slopes.
June 23: the black membrane strip went along the eaves, RoofRunner covered the rest, and shingling continued up the slopes. On one eave the brown gutter was still in place under the new black drip edge. A crew member lifted a shingle to photograph the nail line. The crew also ran through a construction safety checklist that day.
June 24: there are no photos from this day in the log.
June 25: the finish. The crew went back into the attic with a flashlight, then photographed the box vents, the hip caps, each pipe flashing, the dormer wall flashing, and the box at the peak in its new shingles. The last photo shows the house from the yard with the new roof and a white gutter and downspout at the corner.
The Finished Roof
The house now carries CertainTeed Landmark in Moire Black over RoofRunner, on a deck patched with new plywood. The moss is gone with the old three-tab, the old plastic box vents have been replaced by black box vents, and the box at the peak is wrapped in the same shingle as the roof. The trim on one dormer is weathered, with teal paint worn off near the shingles; painting was not part of this job.
What This Roof Replacement Cost
Project investment range: $13,400 to $21,000. 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.
What went into this price: a full tear-off and a Landmark roof on a hip roof with a dormer, new plywood where the deck needed it, intake screens, and new gutters and downspouts on the same invoice. A discount on the roof price from the quote carried through to the final invoice, which still came in above the quote.
What Homeowners With Similar Roofs Should Know
The moss was on top; the deck story came later. The May inspection photos show moss and an attic, not the top of the deck. The weathered plywood and the stained sheathing only showed up on tear-off day, and the decking line on the invoice followed. Ask how decking is priced before the job starts.
Ask about everything on the roof that is not shingles. This roof had a shingle-sided box at the peak. It was not left with its old mossy shingles; it was wrapped in the new Landmark and flashed at the base along with the rest of the roof.
Gutters can ride on the same invoice. This job bundled new gutters and stand-alone downspouts with the roof. If you are thinking about both, ask for them on one quote.
Related questions
How much did this roof replacement in Tacoma cost?
The project investment range was $13,400 to $21,000 for a full tear-off and CertainTeed Landmark roof in Moire Black, including new plywood decking, intake screens, and new gutters and downspouts. The range reflects this project’s scope and is not a current quote.
Was the roof decking replaced?
In part. The June 22 photos show the old plywood deck weathered and full of nail holes, and new plywood sheets laid in beside the older ones. The invoice carries a decking replacement line but does not record a sheet count.
What shingle was installed?
CertainTeed Landmark in Moire Black, with hip caps, over CertainTeed RoofRunner synthetic underlayment and a black membrane strip along the eaves. It replaced light gray three-tab shingles.
How long did the roof replacement take?
The install ran June 22 to 25, 2026, with photos from June 22, 23, and 25. The inspection was May 23, and the quote was approved June 10.
Were the gutters replaced too?
New gutters and stand-alone downspouts are on the final invoice, and the June 25 photo shows a white gutter and downspout at one corner of the house. The photo log does not cover the gutter installation itself.
Have a roof with similar symptoms?
If your roof has moss growing along the shingle joints or up the hips, Squatch Roofing can run a free 21-point inspection, show you the photos, and tell you whether a cleaning, a repair, a Roof Maxx treatment, or a roof replacement fits your roof. Squatch serves Tacoma, Kent, and the greater Seattle area. Related projects: the Kent NorthGate ClimateFlex replacement in Moire Black and the Renton three-tab tear-off to Landmark. 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, November 2026. Technical review by Ben Metsker, Manager, Squatch Roofing.
