Residential Roof Replacement
Is Your Roof Starting To Show Its Age?
The average residential house will have its roof replaced 5 times
If your roof is at the end of its lifespan, a replacement is one of the most important investments you can make to protect your home from leaks, mold, and structural damage. In the Pacific Northwest, where heavy rain and moisture are constant concerns, having a durable, well-installed roof is essential. Most roofs last between 20 and 50 years, depending on the roofing materials used. Choosing the right roofing products for your roof replacement can enhance your home’s longevity, curb appeal, and energy efficiency.Â
The replacement process typically starts with a thorough inspection. Then we will present you with a choice of roofing materials and a recommendation about removal of the old roof or an overlay of new roofing. At Anytime Roofing we pride ourselves on a professional installation with a workmanship warranty and a full cleanup to leave your home in peak condition.
The Best Type Of Roofing:
When it comes to residential roofing materials, there are a few main categories that will fit most people’s needs. The Best Type for you is going to depend on a few key factors:Â
- Aesthetic Considerations
- Durability & Longevity
- Your Overall Roofing Budget
- Maintenance Considerations
As shown in the chart, some roofing materials can last for decades, but proper maintenance plays a crucial role in maximizing their lifespan. Choosing the right material ensures not only a longer-lasting roof but also better protection against the elements and potential cost savings over time.
| Roof Type | Average Lifespan |
|---|---|
|
Asphalt Shingles |
20-30 years |
|
Metal Roof |
40-70 years |
|
Tile Roof |
50+ years |
|
Wood Shake |
25-40 years |
Choosing The Right Roofing Material
Durability & Longevity
The material you select impacts how well your roof withstands rain, wind, and snow, as well as how long it lasts. Asphalt shingles are still the most common option due to their affordability, and the wide range of colors and styles they come in. While metal and tile roofs offer greater durability and longevity, they also need to be regularly inspected, maintained, and repaired if damage is found.Â
Aesthetic Considerations
Your roof is a major element of your home’s overall curb appeal. Whether you prefer the sleek, modern look of metal roofing or the timeless charm of architectural shingles, we’ll help you find the perfect match for your home’s style.
Energy Efficiency Factors
Upgrading to energy-efficient roofing can help lower energy bills by keeping your home cooler in the summer and warmer in the winter. Materials with cool roofing technology or reflective metal surfaces can improve insulation and reduce heat absorption, maximizing energy savings.
By considering all these factors, you can choose the best roofing material to suit your home’s needs with a balance between long-term performance and value.
The Roof Replacement Process
A Step-by-Step Guide To Roof Replacement
Can I save money by installing
new shingles over my old roofing?
This is a question that comes up from time to time. The reality is that the savings in labor costs rarely justifies covering up a roof that is in need of replacement. An older asphalt roof which is at the end of it’s lifespan is likely to trap moisture under the new roofing. Additionally, by leaving the existing roofing material in place, it’s much harder to spot potential problems in the roof decking and supporting structure.Â
At Anytime Roofing, we typically recommend tear-offs for the best long-term performance of your new roof.
Overlay VS Tear-Off:
Overlay: Adding a new layer of shingles over the existing roof (not always recommended).
Tear-off: Removing the old roof completely for a fresh, durable installation.
Our Process:
Our Inspection Team will come out and give your roof an inspection and take measurements. This information is necessary for us to give a baseline estimate before going on to choose materials.Â
You can choose from a wide variety of Asphalt Shingles, metal, or tile roofing. We also offer several options for flat/low pitch roofs.Â
This stage is a good time to consider other options like replacing skylights or the gutters as part of your roof replacement.
Our team works quickly to remove the old roofing material. We make sure to clean up any debris and haul it away as part of our service. Â
Once the roof decking has been exposed, we can get a clear view of any damage to the sheathing or supporting structure. Hopefully we don’t find any issues, but if there’s anything to be addressed you can be sure that our team will let you know and present you with the recommended solutions.Â
At this stage we will also replace old vents and other roof mounted items as needed. If any skylights were scheduled to be added or replaced, this is time for those items to be completed as well.Â
Your new roofing system will be installed with the chosen materials. Our industry certified installers will ensure your new roof is done correctly as only an expert in craftsmanship can.Â
This is part of what sets Anytime Roofing apart from other roofers in the greater Seattle area. At this stage of the process, we will take care of metal flashings, gutters and down spouts, or any other items that were specified in your quote. Not only that, we make sure the roof, yard, and surrounds areas are spotless!Â
We don’t call it a finished job until everything is flawless and you’ve given your approval.Â
After all, we don’t just want your business, we want you to tell everyone you know that Anytime Roofing is the one to call for a residential roof replacement!Â
Unless you move often, most residential homeowners will only have to go through this process once in their lifetime. So it’s only natural for you to have questions about the process and the many different options. As leading professionals in the Seattle / Tacoma area, we are happy to answer your questions, perform an inspection, and provide you with a quote for repairs or a full roof replacement.
With team members located all over south King and north Pierce counties, many of our customers are also our neighbors. That truly makes Anytime Roofing your neighborhood roofer! We take that distinction as a point of pride and give back through several charitable endownments.Â
Identifying Signs of Roof Damage
You don’t always need an expert to spot signs of an aging roof. While it’s recommended to have your roof regularly inspected by a professional, its also possible to train yourself to spot some of these more obvious indicators of roof damage.
The difference being that a trained professional is more likely to notice subtle issues before they develop into more costly problems.Â
Common Indicators of Damage
- Â Missing, cracked, or curled shingles
- Â Mold or moss growth
- Nails poking up from shingles
- Â Water stains on ceilings
- Â Sagging roof sections
If you are noticing water stains on the ceilings or mold around the doors and windows, that should be a Red Flag! We highly recommend getting a licensed and bonded roofing company out to find the source of the problem ASAP!Â
When you look at older buildings, you might notice the peak of the roof line sags in the middle. This is a clear sign of a decaying roof frame and a roof replacement alone isn’t going to fix the problem. This can be most notable on detached garages and carports as their roof replacements might be deferred for longer.Â
These are some of the worst case scenarios and typically indicate that the roof should have been replaced a year or more prior to seeing these signs. At the same time, seeing a small water stain inside your house could be a relatively minor repair. That’s why you shouldn’t hesitate to call Anytime Roofing to schedule a visit. Our pros can show you the cause of any issues and recommend a course of action.
Repairs vs. Replacement
Minor issues? A simple repair may be enough.
Extensive damage? A full replacement is generally the best solution.Â
Have a Leaking Roof or other signs of damage? Our free roof inspections help you make the right decision.
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Free Inspection
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Roof Replacement FAQ's
How Much Will It Cost To Replace My Roof?
The cost of a roof replacement varies based on several factors, including the size and complexity of the roof, the materials chosen, the condition of the underlying roof decking, and additional features like gutters or skylights.
Here’s a general breakdown:
Influencing Factors of Roof Replacement Costs:
- Roof Size and Complexity: Larger roofs or those with intricate designs, multiple angles, or steep pitches require more materials and labor, resulting in a higher cost to replace them.
- Material Choice: The roofing materials you choose will have the most significant impact on the overall price of a roof replacement. Some of these choices will directly result in the longevity of your new roof, while other options may cost more but be purely aesthetic. With the wide variety of products available for a Good, Better, and Best option range, the resulting price range is also wide.
- Asphalt Shingles: A popular and cost-effective choice, typically ranging from $6.50 to $12.50 per square foot.
- Metal Roofing: More durable but also more expensive, with costs between $12 to $16 per square foot.
- Roof Decking Condition: If the existing roof decking is damaged or deteriorated, repairs or replacements will need to be performed before new roof material is added.
- Additional Features: Incorporating elements like new gutters or skylights will increase the overall expense. Proper ventilation is another major concern, as a roof that isn’t properly ventilated will deteriorate at a faster rate. Therefore many people add additional vents when having their residential roof replaced.
Estimated Costs in the Seattle Area:
In the Seattle and South Puget Sound regions, homeowners can expect the following approximate costs for a roof replacement:
- Asphalt Shingle Roof: For a 2,000-square-foot roof, the cost typically ranges from $13,000 to $25,000.
- Metal Roof: For the same size, expenses can range between $40,000 and $60,000.
These estimates are “ball park” figures that can vary based on the specific factors mentioned above, but may also be affected by global supply chain issues, shipping and fuel costs, inflation and other factors that are out of our control. Anytime Roofing is committed to getting you the best value for your budget. We offer competitive prices and our work includes both manufacturer warranties as well as our own installation warranty.Â
Does Anyone Offer Financing To Replace My Roof?
Yes!
Anytime Roofing can offer you flexible financing to make your roof replacement affordable. Ask us about monthly payment plans!
How To Choose
The Right Roofing Contractor?
Regardless of where you’re located, there are some important things to look for when hiring a contractor.Â
What To Look For In A contractor:
- Are they Licensed, Bonded, and Insured professionals?
- Do they have positive customer reviews? (click here to see ours)
- Are they certified installers of the products they offer?
- Do they offer strong warranty coverage?
How Should I Get A Reliable Roofing Estimate in Pierce or South King County?
That's Easy!
Schedule Your
Free Inspection
Today!
How Long Will It Take To Replace My Roof?
Most projects take 1-3 days.
This can be affected by the size of the roof and weather conditions.
What time of year should I get my roof replaced?
Spring and summer months are ideal.Â
However, we work year-round to make sure your home stays protected.Â
What areas do you serve?
We proudly serve Pierce County & South King County.
This includes Tacoma, Puyallup, Kent, Auburn, and more.
Should I replace my gutters at the same time?
This will depend on the age and condition of your current gutters. If they are also close to failing, it makes sense to replace them at the same time as your roof to prevent water damage and protect your foundation. Anytime Roofing will install seamless gutters that are formed on site in a single piece that will complement your new roof and last for many years to come.
Why Did My Roof Get Mold and Rot?
It’s impossible to say for sure without an inspection, but roofs without proper ventilation and airflow can become rotten and damaged long before their expected lifespan. We covered this topic in detail in this article:Â
Why Do Roofs Have Vents, and What Do They Do?
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