How Much Does a New Roof Cost in Edmonds, WA?

For homeowners in Edmonds, WA, deciding on a roof replacement involves balancing priorities: costs can strain budgets, but the Pacific Northwest’s wet climate—persistent rain, coastal winds, and damp conditions fostering moss and mildew—requires a roof built to withstand moisture and wear.

We’ve compiled the latest costs, key price factors, top weather-resistant materials (with trusted brands), and a snapshot of Edmonds’ market—cost of living, home values, and more—to help you make a smart investment in your home.

This guide covers everything: Edmonds-specific codes, a step-by-step process, trends like solar integration, insights on colors, shapes, pitch, moss, mildew, ventilation, and practical tips on timing and insurance—so you can confidently tackle your roofing project.

The Best Roof Types for Edmonds

Edmonds roofs must endure steady rainfall, gusty coastal winds, and moss/mildew growth while complementing the city’s picturesque, coastal aesthetic. The best options prioritize water resistance, durability, and a refined Northwest look, keeping homes dry and appealing.

Nestled along Puget Sound, Edmonds experiences milder weather than hurricane-prone regions, but its 36 inches of annual rain and proximity to the coast demand robust roofing. A standard asphalt shingle replacement costs $5.00 to $8.00 per square foot, or $10,000 to $16,000 for a 2,000 square foot roof—slightly higher than some PNW areas due to labor rates near Seattle. In historic downtown Edmonds or upscale neighborhoods like Woodway, costs may climb due to design rules or premium demand. Steep pitches (6:12–9:12), common in Craftsman and Victorian homes, favor shingles, cedar, or metal and add 10–20% to labor, while low-slope roofs (2:12–4:12) suit modern builds with metal, PVC, or membrane ($8–$11/sq. ft.).

Many Edmonds homeowners opt for metal or composite shingles for longevity. Metal roofing runs $10.00 to $16.00 per square foot ($20,000 to $32,000 for 2,000 square feet), offering durability against rain and moss. Composite shingles—mimicking slate or cedar—span $12.00 to $17.00 per square foot ($24,000 to $34,000), blending style with rot resistance. Cedar shingles/shakes ($8.00–$14.00/sq. ft., $16,000–$28,000), a PNW classic, deliver rustic charm but require special coatings (e.g., sealants, preservatives) to prevent rot, moss, and mildew in high-moisture conditions. For low-slope roofs, PVC roofing ($7.50–$10.50/sq. ft.) provides waterproofing and UV resistance.

Roof Colors: Edmonds favors earthy tones—grays, blues, browns—to harmonize with its waterfront and forested backdrop. Cedar’s natural reds and browns age to silver-gray, enhancing the PNW vibe, while darker metal/composite shades (charcoal, slate blue) resist moss and mildew staining. Lighter grays fade less. GAF Timberline HDZ (Charcoal) and DaVinci Roofscapes (Slate Gray) are popular; HOAs often mandate natural or coastal hues.

Roof Shapes: Steep gable roofs (two sloping sides) dominate Edmonds’ older homes, shedding rain effectively and suiting cedar or shingles, while hip roofs (four sides) gain popularity in newer builds for wind resistance. Flat or low-slope roofs appear in modern designs, ideal for PVC or solar. Steep pitches handle rain but complicate moss removal; hip roofs may cut insurance 5–10%.

Average Roof Replacement Costs in Edmonds

Costs depend on home size, material, and labor rates. Here’s the breakdown (RoofingCalc.com, regional data):

• Basic Asphalt Shingles: $10,000 – $13,000 ($5.00 – $6.50 per sq. ft.)
• Architectural Shingles: $11,000 – $16,000 ($5.50 – $8.00 per sq. ft.)
• Cedar Shingles/Shakes: $16,000 – $28,000 ($8.00 – $14.00 per sq. ft.)
• Metal Roofing: $20,000 – $32,000 ($10.00 – $16.00 per sq. ft.)
• Composite Shingles: $24,000 – $34,000 ($12.00 – $17.00 per sq. ft.)
• PVC Roofing (Low-Slope): $15,000 – $21,000 ($7.50 – $10.50 per sq. ft.)

Roof Lifespan in Edmonds’ Climate

Edmonds’ wet, mild weather and occasional coastal windstorms, compounded by moss and mildew, challenge roofs. Lifespans include:

• Asphalt Shingles: 20–30 years, shortened by moss or mildew if unmaintained.
• Cedar Shingles/Shakes: 15–25 years untreated, up to 30–40 years with coatings to combat rot and moisture.
• Metal Roofing: 30–60 years, excelling with proper coatings against humidity.
• Composite Shingles: 30–50 years, resisting rot and mildew.
• PVC Roofing: 20–35 years, thriving in wet conditions with minimal upkeep.
• Regular maintenance, especially moss and mildew control, extends these.

Edmonds’ Cost of Living and Real Estate Context

Edmonds’ cost of living is 20% above the national average, reflecting its proximity to Seattle, with a median household income of $96,700 and homes averaging $875,000 (RentCafe, March 2025). Median values hit $850,000, up 5.2% from 2024 (Rocket Homes), in a competitive market with 3.5 months of supply and 35 days on market. A durable roof boosts resale—crucial with 25% of properties at moderate flood risk near the waterfront (Redfin).

Key Factors Influencing Roof Replacement Costs in Edmonds

Cost drivers include:

• Roof Size and Pitch: Typical homes (1,800–2,500 sq. ft.) with 6:12–9:12 pitch shed rain but raise labor 10–20%; flatter pitches cost less.
• Material Choice: Asphalt to PVC—see below.
• Warrantied Labor Costs: $2.50–$4.00 per sq. ft., higher near Seattle in 2025.
• Weatherproofing: Wind (60–80 mph) and rain upgrades (e.g., cedar coatings) add $600–$1,800.
• Permits and Inspections: $200–$400 in Snohomish County.
• Debris Removal: $500–$1,200, per local rules.
• Seasonal Timing: Wet season (October–March) slows work; dry season (April–September) saves 5–10%.

Edmonds Building Codes

Edmonds follows the 2021 Washington State Building Code, requiring 90 mph wind resistance and robust water barriers. Check Edmonds Building Services for local amendments, especially in flood zones near Puget Sound.

Historic District Roofing in Edmonds: In historic downtown Edmonds, design guidelines favor cedar, composite shingles, or metal mimicking slate/cedar. Contact the Edmonds Historic Preservation Commission—permits may add $250–$600 and 20–40 days.

Understanding Washington Roofing Regulations in Edmonds

Unlike Florida’s 25% Rule, Washington has no statewide damage threshold mandating full replacement. Repairs can address specific damage unless the roof fails code (e.g., extensive rot or mildew). Older Edmonds homes may need full swaps if deterioration exceeds 50%, per inspector discretion.

Best Weather-Resistant Roofing Materials and Brands for Edmonds

Top materials and brands for Edmonds’ rain, wind, moss, and mildew:

• Asphalt Shingles:
  • GAF Timberline HDZ: $95–$135 per square, 130 mph—a local standard.
  • Owens Corning Duration: $105–$140 per square, 130 mph—durable.
  • CertainTeed Landmark: $100–$135 per square, 110–130 mph—affordable.
  • Malarkey Roofing Products: $105–$150 per square, 110–130 mph—Portland, OR-based, PNW-favorite with eco-friendly, algae-resistant shingles.
• Cedar Shingles/Shakes:
  • Local Cedar Suppliers: $8.00–$14.00 per sq. ft., 90–110 mph—sourced from PNW mills, requires sealants (e.g., penetrating oils) or preservatives for rot resistance, 20–40-year lifespan with care.
• Metal Roofing:
  • Classic Metal Roofing Systems: $10.50–$14.00 per sq. ft., 120 mph, lifetime warranty—rust-resistant, Midwest-based with PNW reach.
  • DECRA Stone Coated Steel Tiles: $10.00–$13.50 per sq. ft., 120 mph—California-based, low-maintenance.
  • Drexel Metals: $11.00–$14.50 per sq. ft., 120–140 mph—Pennsylvania-based, rain-shedding coatings.
  • Sheffield Metals: $9.50–$13.00 per sq. ft., 120 mph—Ohio-based, PNW-friendly.
  • TAMKO Metal Works: $11.00–$14.50 per sq. ft., 120–140 mph—Missouri-based, Energy Star steel.
  • Interlock Roofing (WA Dealer): $11.50–$15.00 per sq. ft., 120 mph—local Washington dealer, aluminum Slate or Standing Seam, lifetime warranty.
  • Western States Metal Roofing: $10.00–$14.50 per sq. ft., 120 mph—Spokane Valley, WA-based, PBR panels for value, Standing Seam for low-slope durability, 100+ colors.
• Composite Shingles:
  • DaVinci Roofscapes: $12.00–$16.00 per sq. ft., 110 mph—Kansas-based, slate/cedar look, mildew-resistant.
  • Brava Roof Tile: $11.00–$15.00 per sq. ft., 110 mph—Texas-based, lightweight durability.
  • EcoStar Majestic Slate: $12.00–$17.00 per sq. ft., 110 mph—Pennsylvania-based, premium synthetic.
• PVC Roofing (Low-Slope):
  • IB Roof Systems: $7.50–$10.50 per sq. ft., 90–110 mph—Oregon-based, single-ply PVC, waterproof and UV-resistant for flat roofs.
• Key Additions: Ice and water shields (e.g., GAF WeatherWatch), stainless steel fasteners, and cedar preservatives (e.g., Storm Defender) combat rain and rot.

Material Comparison for Edmonds:

Warranties: Asphalt (20–30 years, e.g., Malarkey Highlander), cedar (20–40 years with treatment), metal (40–70 years, e.g., Western States lifetime), composite (30–50 years, e.g., DaVinci limited lifetime), PVC (20–30 years, e.g., IB Roof). Labor warranties (2–10 years) should cover leaks.

Home Remodeling Market in Edmonds

Edmonds anchors Snohomish County’s 840,000 residents (up 1% from 2023) and a thriving construction sector near Seattle. Post-2024 storms, roofing demand rose modestly, with materials widely available from PNW cedar mills and Washington-based manufacturers like Western States Metal Roofing and Interlock Roofing dealers.

Post-2024 Weather Trends in Edmonds: After 2024’s wet winter, Edmonds saw a 10% uptick in roofing delays due to soggy conditions. Insurers may push replacements on roofs over 20 years—document wear and book during dry months.

Edmonds-Specific Roofing Considerations

• Rain and Wind: Steep pitches and ice shields prevent leaks; 90 mph wind resistance suffices.
• Moss and Mildew: Anti-moss/mildew coatings (e.g., Malarkey’s algae resistance) or metal (e.g., Western States PBR) reduce upkeep; cedar needs sealants.
• Mild Winters: Insulation ($400–$800) prevents minor ice dams (winter lows 38°F).
• HOA and Aesthetics: HOAs favor natural tones or cedar—check covenants.
• Insurance Savings: Metal (e.g., Interlock Slate) or treated cedar with steep pitches cut premiums 5–15% (45% wind risk, Redfin).
• Noise: Metal amplifies rain—insulation ($400–$800) quiets it; cedar/shingles/PVC stay silent.
• Ventilation: High humidity (75%+) requires robust venting to avoid mildew and rot.

Energy Efficiency and Solar Integration

Metal roofs (e.g., Western States Standing Seam, TAMKO) reflect summer heat, saving 10–15% on cooling (summer highs 73°F). Cedar, composite, and PVC (e.g., IB Roof) add insulation. Solar-ready metal (Interlock, Western States) or composite (DaVinci) adds $800–$2,000, offset by 30% federal tax credits through 2032. Reflective coatings may earn PSE rebates.

Ventilation for Edmonds Roofs: Ventilation prevents mildew and moisture buildup in Edmonds’ damp climate. Ridge vents ($300–$800) pair with metal/composite/cedar; soffit vents ($200–$500) suit shingles/PVC. Aim for 1 sq. ft. of venting per 150 sq. ft. of attic—poor airflow risks rot.

DIY Roof Check for Edmonds Homeowners

Before hiring, scan your roof: check for moss, mildew, missing shingles, cedar rot, rust on metal, or clogged gutters. Use binoculars—don’t climb. Spot issues? Call a pro ($250–$600) to assess wear or storm damage.

Roof Replacement Process in Edmonds

1. Assess Damage: Hire an inspector ($250–$600) after storms or at 20 years.
2. Gather Quotes: Get 3–5 from licensed roofers; compare warranties.
3. Permits: Contractor files with Snohomish County (5–15 days).
4. Installation: 3–6 days (shingles), 5–10 (cedar), 6–12 (metal/composite/PVC).
5. Inspection: County sign-off ensures compliance.
6. Insurance Update: Submit proof for potential discounts.

Timeline and Disruption: Expect 3–6 days for shingles, 5–10 for cedar (due to treatment), or 6–12 days for metal/composite/PVC, weather permitting—rainy months (October–March) may delay. Noise peaks during tear-off (1–2 days); metal clatters more than cedar/PVC. Prep by moving cars, securing pets, and clearing debris ($75–$200). Contractors typically work 8 AM–5 PM—plan accordingly.

Insurance Claim Tips: Post-2024, insurers focus on age and wear. Act fast: photograph damage (shingles, cedar splits), log dates, and file within 60 days. Hire a pro inspection ($250–$600) for credibility—don’t settle for low offers. For extensive rot or mildew, push for replacement; keep receipts for claims.

Cost Breakdown Example: 2,000 Sq. Ft. Roof in Edmonds

• Malarkey Highlander: $4,200 materials, $9,500 labor, $1,000 permits/disposal = $14,700.
• Cedar Shakes (Treated): $8,500 materials (incl. sealant), $10,500 labor, $1,000 permits/disposal = $20,000.
• Western States PBR Metal: $20,000–$28,000 total.
• IB Roof PVC: $16,000–$21,000 installed (low-slope).
• Case Study: A downtown Edmonds home swapped shingles for treated cedar shakes in 2024 ($21,000), preserving PNW charm with enhanced durability.

 

Financing Your Roof Replacement

• Insurance Discounts: Up to 15% off premiums with wind-resistant materials (e.g., Western States Standing Seam, treated cedar); submit proof.
• Local Programs: Snohomish County’s Energy Efficiency Grants offer up to $6,000 for low-income.
• Contractor Plans: 0% financing for 12–24 months—ask at quoting.

Maintenance Tips for Edmonds Roofs

• Moss and Mildew Control: Apply zinc strips or moss/mildew killer yearly; cedar requires re-coating every 5–10 years, metal/PVC resist growth.
• Gutter Care: Clear quarterly to prevent backups.
• Storm Checks: Inspect after windstorms for loose shingles, cedar splits, or metal panels.

Pest Protection for Edmonds Roofs: Rodents and birds target attics in Edmonds’ damp climate. Pre-replacement, inspect ($150–$350) and seal gaps ($250–$600). Metal, PVC, and composite resist nesting; cedar and underlayments (e.g., GAF Tiger Paw) need extra care.

Choosing an Edmonds Roofer

• Licensing: Verify with WA Labor & Industries (L&I).
• Experience: 5+ years in wet-climate roofing, cedar expertise a plus.
• Red Flags: Avoid unlicensed roofers or vague quotes.
• Timing: Book early—April–September fills fast.

Tips to Save on Your Edmonds Roof Replacement

• Multiple Quotes: 3–5 bids in Edmonds’ competitive market.
• Timing: Spring 2025 avoids wet season delays.
• Insurance: Metal (e.g., Western States PBR) or treated cedar boosts credits.
• Durability: Long-lasting materials pay off.
• Roof Age: Repair if under 20 years, replace if older.

Takeaways

Roof replacement in Edmonds ($10,000–$34,000) balances rain, wind, moss, and mildew protection with a cost of living 20% above average and home values at $850,000. Malarkey, cedar, Western States Metal Roofing, Interlock (WA Dealer), IB Roof, DaVinci, and others offer strength and style in coastal tones, steep gables, or low-slope designs, with cedar, metal, PVC, and composite leading for durability and upkeep tailored to the PNW. With moss/mildew, ventilation, and timing smarts, plus insurance and financing options, you’re set to protect your home. Contact local roofers for a quote and prep for the next rainy season.