Roof Replacement in Pierce County & South King County

A full roof replacement with IKO Dynasty shingles in Pierce & King County typically costs between $11,000 and $30,000 depending on your home's size, roof pitch, number of existing layers to remove, and complexity (dormers, valleys, skylights, chimneys). A 1,500 sq ft ranch home runs $11,000-$16,000, a 2,000 sq ft two-story home runs $15,000-$20,000, and larger 2,500-3,000+ sq ft homes run $18,000-$30,000+. Metal roofing starts at $25,000 and can exceed $45,000 for large or complex homes. Every estimate we provide is detailed, itemized, and has zero obligation.

Homeowner's insurance typically covers roof replacement when the damage is caused by a covered event — most commonly wind, hail, or falling trees. Insurance generally does not cover replacement due to age, normal wear, neglect, or cosmetic damage. If you believe your roof has storm damage, we recommend calling us for a free inspection before filing a claim. We document all damage with photographs and detailed reports that support your insurance claim. Our team has extensive experience working with insurance adjusters to ensure legitimate claims are properly covered.

Yes, we offer flexible financing options to make roof replacement affordable for any budget. You can break the total cost into manageable monthly payments so you don't have to delay a necessary replacement due to upfront cost. We'll discuss all available financing options during your free estimate, including terms and monthly payment amounts, so you can make an informed decision. A new roof protects your home's structure and value — financing helps you act now rather than waiting for problems to worsen and become more expensive.

A new roof is one of the best investments you can make in your home. According to national remodeling data, a new asphalt shingle roof returns approximately 60-70% of its cost at resale, and in many markets the return is even higher because buyers strongly prefer homes that don't need a new roof. Beyond resale value, a new roof prevents costly water damage to your home's structure, insulation, and interior. It improves curb appeal immediately, can reduce energy bills through better ventilation and insulation, and gives you decades of worry-free protection. For most homeowners, the cost of a new roof is far less than the cost of the damage an aging roof will eventually cause.

IKO Dynasty shingles are a performance-grade architectural shingle with Class 4 impact resistance — the highest rating available. They're engineered with ArmourZone reinforced nailing for 130 mph wind resistance, built-in algae-resistant granules to prevent the dark streaking common in the Pacific Northwest, and a bold dimensional profile for premium curb appeal. We use Dynasty shingles because they outperform standard architectural shingles in every category that matters for our climate: impact resistance for hail and debris, wind resistance for storms, and algae resistance for our wet conditions. They last 25-30 years and come with the IKO Roof Pro warranty (20-year bumper-to-bumper) when installed by a certified contractor like PNP Exteriors.

Architectural shingles (also called dimensional or laminate shingles) are thicker, heavier, and more durable than 3-tab shingles. They're made with multiple layers of asphalt laminated together, which gives them a dimensional, shadow-line appearance that mimics natural wood shake or slate. Three-tab shingles are a single flat layer with uniform cutouts — they're lighter, thinner, and have a flat appearance. Architectural shingles typically last 25-30 years versus 15-20 years for 3-tab, have higher wind ratings (up to 130 mph versus 60-70 mph), and offer significantly better curb appeal. The cost difference is modest — usually $1,500-$3,000 more for a full roof — making architectural shingles the better value for nearly every homeowner. We install IKO Dynasty architectural shingles on all our projects.

Both are excellent options, and the right choice depends on your budget, aesthetic preference, and how long you plan to stay in your home. Asphalt shingles (IKO Dynasty) cost $11,000-$30,000, last 25-30 years, and come in the widest variety of colors and styles. Metal roofing (Nu-Ray) costs $25,000-$45,000+, lasts 40-50+ years, requires zero maintenance, and reflects solar heat for energy savings. Metal is louder during heavy rain (though modern insulation mitigates this significantly) and has a distinctly different appearance. If you plan to stay in your home 15+ years, metal roofing's longer lifespan may offset the higher upfront cost. If you're looking for the best balance of performance, appearance, and value, IKO Dynasty shingles are hard to beat. We install both and can help you decide during your free estimate.

Underlayment is a waterproof or water-resistant barrier installed directly on top of the roof decking (plywood), underneath the shingles. It's your roof's second line of defense — if wind lifts a shingle or a branch punctures one, the underlayment is what keeps water from entering your home. We use Stormtite synthetic underlayment, which is far superior to the traditional felt paper (tar paper) that many contractors still use. Stormtite is tear-resistant, UV-stable for up to 6 months, lays flat without wrinkles, and provides a slip-resistant walking surface for safer installation. Skipping or cheaping out on underlayment is one of the most common ways contractors cut corners — and it's one of the fastest ways a roof fails prematurely.

Most residential roof replacements are completed in 1-3 days. A standard single-story home with a simple layout is typically done in 1 day. Larger homes (2,000+ sq ft), steep pitches, or complex roofs with multiple dormers, valleys, and penetrations may take 2-3 days. Multi-layer tear-offs (removing two or more existing layers of shingles) add time as well. Metal roofing installations generally take 2-4 days depending on the size and complexity. We provide a specific timeline during your free estimate and communicate progress throughout the project so you always know what to expect.

Here's exactly what happens on installation day: First, we set up tarps and plywood protection around your home's foundation, landscaping, and any features that need safeguarding. Next, we tear off all existing shingles, underlayment, and flashing down to the bare decking. We then inspect every inch of the decking for rot, damage, or soft spots — replacing any compromised plywood sheets. After the deck is sound, we install Stormtite synthetic underlayment across the entire surface, then apply Storm Shield ice and water barrier at all eaves, valleys, and around penetrations. New drip edge goes on at eaves and rakes. Then IKO Dynasty shingles are installed course by course with new step flashing, valley flashing, chimney flashing, and pipe boots at every transition and penetration. Ridge vent is installed along the peak. Finally, we do a complete site cleanup including a magnetic nail sweep of your yard, driveway, and surrounding area. The whole process is methodical and clean.

No, you do not need to be home during the replacement. Many of our customers are at work or running errands while we install their new roof. We just ask that someone is reachable by phone in case we discover anything unexpected during the tear-off (like damaged decking that needs repair) so we can get approval before proceeding with any additional work. We'll also need access to the perimeter of your home and your driveway for our materials and dumpster. We'll let you know when we're wrapping up so you can do a final walkthrough at your convenience.

Yes, protecting your property is a standard part of every job we do. Before any work begins, we lay tarps around the base of your home to catch debris and protect landscaping, decks, patios, and walkways. We place plywood over fragile areas like garden beds and AC units. During cleanup, we use professional-grade magnetic nail sweepers across your entire yard, driveway, sidewalk, and street to pick up any stray fasteners. We take property protection seriously — your home should look better after we leave, not just the roof.

Yes, we pull all required building permits for every roof replacement. Permit requirements vary by city — Puyallup, Tacoma, Bonney Lake, Gig Harbor, and unincorporated Pierce County each have different requirements and fee structures. We handle the entire permitting process so you don't have to navigate municipal offices or worry about code compliance. The cost of permits is included in our estimate. Having proper permits protects you as the homeowner because it ensures the work is inspected and documented, which matters for insurance claims, warranty coverage, and resale.

The IKO Roof Pro warranty is an enhanced warranty program available exclusively through IKO-certified Roof Pro contractors. It provides 20 years of bumper-to-bumper coverage, meaning both materials and labor are covered at no cost to you for the first 20 years. After that, you receive 30 years of prorated material coverage. The warranty is fully transferable to a new homeowner, which is a significant selling point if you ever list your home. Standard manufacturer warranties only cover materials — the Roof Pro warranty covers the full system including installation labor. This level of coverage is only available because IKO has vetted our installation practices and verified that we meet their quality standards.

A properly installed roof requires minimal maintenance, but a few simple habits will maximize its lifespan. Have your roof visually inspected once a year (or after any major storm) — you can call us for a free inspection anytime. Keep your gutters clean so water drains properly instead of backing up under shingles. Trim tree branches that overhang your roof to reduce debris accumulation and moss growth. Check flashing around chimneys, skylights, and vents periodically for signs of separation or rust. Remove any moss buildup promptly — moss holds moisture against shingles and accelerates deterioration. Never pressure wash your roof, as this strips granules and voids most warranties. Following these simple steps, your IKO Dynasty roof should protect your home for 25-30 years.

We strongly recommend against walking on your roof. Even if you're comfortable with heights, residential roofs can be slippery (especially in the Pacific Northwest where moss, dew, and rain are constant factors), and walking on shingles can damage them — particularly in cold weather when shingles become brittle, or in hot weather when they become soft and scuff easily. If you need to check something on your roof, use binoculars from the ground or call us for a free inspection. Our trained crews have proper safety equipment, fall protection, and know how to move on a roof without causing damage.

The ideal window for roof replacement in Western Washington is late spring through early fall (May through October), when days are longer, rain is less frequent, and temperatures are optimal for shingle adhesion. Asphalt shingles seal best in warm weather because the sun activates the adhesive strips that bond each shingle to the one below it. That said, we install roofs year-round because sometimes you can't wait — a leaking or storm-damaged roof needs attention regardless of the season. Our crews are experienced working in Pacific Northwest conditions and take appropriate precautions in cooler or wetter months. If you can plan ahead, scheduling your replacement for summer gives you the best weather conditions and the most flexibility on timing.

Pacific Northwest weather is uniquely demanding on roofs. Pierce County receives 35-45 inches of rain annually, which means your roof must shed enormous volumes of water reliably. Persistent moisture and shade promote moss and algae growth, which lift shingles and trap water. Fall and winter bring heavy debris from fir, cedar, and deciduous trees that clogs gutters and sits on roof surfaces. In the foothills near Enumclaw, Bonney Lake, and the Cascades, freeze-thaw cycles create ice dam conditions at eaves. Wind storms — especially during fall and winter — can lift shingles that aren't rated or installed for high winds. This is exactly why we use IKO Dynasty shingles (130 mph wind rating, algae resistant), Storm Shield ice barrier, and Stormtite synthetic underlayment — our entire system is specified for what this climate throws at roofs.

Permit requirements vary by jurisdiction within Pierce County. Most cities — including Puyallup, Tacoma, Bonney Lake, Gig Harbor, and Federal Way — require a building permit for a full roof replacement. Unincorporated Pierce County has its own permitting process through Pierce County Planning and Public Works. Some jurisdictions require permits for any re-roofing work, while others only require them when changing materials or adding layers. We handle the entire permitting process for you, including application, fees, and any required inspections. Permits are included in our estimate price. Having a permitted roof protects your investment because it creates a documented record that the work was done to code.