2026 Local Pricing Guide
How Much Does a New Roof Cost in the Tri-Cities?
Typical prices homeowners in Kennewick, Pasco, and Richland are paying, and why quotes for the same roof can differ by thousands.
The ranges below reflect typical pricing for an average Tri-Cities single-family home (roughly 2,000–2,400 sq ft of roof area, moderate pitch, single tear-off layer). Steep pitches, multiple existing layers, decking repairs, skylights, and chimneys all push prices up. These are planning numbers, not quotes. The only real price is a written bid on your roof.
Full Roof Replacement Costs by Material
| Material | Installed cost | Typical total | Lifespan |
|---|---|---|---|
| Asphalt 3-tab shingles | $4.50 – $6.50 / sq ft | $9,000 – $14,000 | 15–20 yrs |
| Architectural shingles | $5.50 – $8.50 / sq ft | $11,000 – $18,000 | 25–30 yrs |
| Class 4 impact-rated shingles | $7.00 – $10.00 / sq ft | $14,000 – $22,000 | 30+ yrs |
| Metal (exposed fastener) | $8.00 – $12.00 / sq ft | $16,000 – $26,000 | 40+ yrs |
| Standing-seam metal | $12.00 – $18.00 / sq ft | $24,000 – $40,000+ | 50+ yrs |
| Flat / membrane (TPO) | $6.00 – $10.00 / sq ft | varies by building | 20–30 yrs |
Common Roof Repair Costs
| Repair | Typical cost |
|---|---|
| Replace missing / wind-damaged shingles | $400 – $1,200 |
| Fix flashing or vent leak | $500 – $1,500 |
| Repair small roof section | $1,000 – $2,500 |
| Emergency tarp / leak stop | $300 – $800 |
| Full roof inspection | $0 – $250 (often free with a bid) |
Why Quotes for the Same Roof Vary by Thousands
- Overhead and crew structure. A company running its own crews prices differently than one subcontracting every job.
- Material supplier deals. Contractors get very different pricing from distributors depending on volume.
- How busy they are. A booked-out roofer bids high; one with a gap in the schedule bids sharp. You can't know which you called unless you call several.
- What's actually included. Tear-off, disposal, underlayment grade, ice-and-water shield, ventilation, and warranty terms vary line by line. Comparing bids side by side exposes the gaps.
How to Avoid Overpaying
- Get at least 3 written quotes. Never accept a verbal number.
- Verify the license and insurance of every bidder at WA Labor & Industries.
- Make every bid itemize tear-off, decking repair rates, underlayment, and ventilation.
- Compare workmanship warranties, not just material warranties.
- Be wary of door-knockers after windstorms. Get competing local bids first.