Most homeowners in Richland, Kennewick and Pasco pay somewhere between $10,000 and $20,000 for a new asphalt shingle roof in 2026. A small rancher with a simple roof can come in under that. A big two-story with a steep pitch, or a switch to metal, can go well past $25,000.
That’s a wide spread, and the national cost websites don’t help much. Their averages blend Seattle labor rates with prices from Texas and Florida, so the number you see online often has little to do with what a roof costs here. This guide breaks down what actually drives the price on a Tri-Cities home, so you can tell whether a quote is fair before you sign anything.
If you just want a ballpark for your own house, our roof replacement cost calculator will give you an estimate and a monthly payment in about a minute.
New roof cost by roof size
Roofers don’t price by the size of your house. We price by the “square,” which is 100 square feet of roof surface. A roof that measures 2,000 square feet is 20 squares.
For architectural asphalt shingles, the most common roof in the Tri-Cities, a full replacement usually runs $550 to $850 per square. Here’s how that plays out:
| Roof size | Squares | Typical cost (architectural shingles) |
|---|---|---|
| 1,500 sq ft of roof | 15 | $8,250 to $12,750 |
| 2,000 sq ft of roof | 20 | $11,000 to $17,000 |
| 2,500 sq ft of roof | 25 | $13,750 to $21,250 |
| 3,000 sq ft of roof | 30 | $16,500 to $25,500 |
Those ranges cover a normal scope of work: tearing off one layer of old shingles, new synthetic underlayment, drip edge, new pipe boots and vents, the dumpster, and cleanup. They don’t include sales tax, which we cover below.
Where you land inside each range depends mostly on how steep the roof is, how many valleys and penetrations it has, and what shape the wood underneath is in.
Your house size is not your roof size
This trips up a lot of people. A 2,000 square foot house can have a 1,300 square foot roof or a 2,600 square foot roof, depending on the layout.
A single-story home has its whole footprint under the roof, plus the overhangs, plus extra area from the pitch. A two-story home stacks its living space, so the roof only covers about half the floor area. That’s why a sprawling rancher in West Richland can cost more to reroof than a taller home in south Kennewick with more total living space.
Here are rough numbers for the house sizes people ask about most.
Cost to replace a roof on a 1,000 sq ft house
A single-story home this size usually has 12 to 13 squares of roof. Expect roughly $6,500 to $11,000 with architectural shingles.
Cost to replace a roof on a 1,500 sq ft house
On a single-story home, figure 17 to 20 squares and about $10,000 to $17,000. If it’s a two-story, the roof is much smaller and the price drops with it.
Cost to replace a roof on a 2,200 sq ft house
A one-story home this size often has 25 squares or more, which puts it around $14,000 to $22,000. A two-story version usually lands closer to $9,000 to $14,000, since the roof is smaller but the work is higher off the ground.
Roofing cost per square foot by material
Material is the second biggest factor after size. These are typical installed prices in Eastern Washington, including labor and tear-off.
| Material | Cost per sq ft | Cost per square | Expected life here |
|---|---|---|---|
| Architectural asphalt shingles | $5.50 to $8.50 | $550 to $850 | 20 to 30 years |
| Impact-resistant (Class 4) shingles | $7.00 to $10.00 | $700 to $1,000 | 25 to 30 years |
| Standing seam metal | $11.00 to $17.00 | $1,100 to $1,700 | 40 to 60 years |
Architectural shingles are what most Tri-Cities homeowners choose. They hold up well to our wind, they’re easy to repair, and they look good on just about any style of house.
Metal costs roughly twice as much up front. It makes sense if you plan to stay in the home a long time, or if you’re tired of replacing shingles that bake in the summer sun. Class 4 shingles sit in the middle and can lower your insurance premium with some carriers, so it’s worth asking your agent before you decide.
What pushes the price up or down
Two houses with the same size roof can get very different quotes. These are the usual reasons.
- Pitch and height. A steep roof needs more safety gear and slows the crew down. A two-story job also takes more time hauling material up and debris down.
- Layers to remove. Washington code allows no more than two layers of shingles. If your house already has two, both have to come off, which adds labor and disposal costs.
- Rotten or soft decking. We can’t see the plywood until the old shingles are off. Damaged sheets have to be replaced before new roofing goes on, and that’s billed per sheet. A good contractor will tell you the per-sheet price in writing before the job starts.
- Ventilation. Tri-Cities attics get extremely hot in July and August. Poor ventilation cooks shingles from underneath and shortens their life. Adding ridge vent or fixing intake vents adds a little to the job and pays you back in roof life.
- Chimneys, skylights and valleys. Every place the roof changes direction or something pokes through it needs flashing. More of those means more labor.
- Permits. Most cities in our area require a building permit for a reroof. The City of Richland, for example, requires a permit to reroof any building. Your roofer should pull the permit and include it in the price.
Don’t forget sales tax
In Washington, a roof replacement on your home is taxed as a retail sale. That means sales tax applies to the whole job, labor included, not just the shingles.
As of mid-2026, the combined rate is 8.8% in Kennewick and Richland, 8.7% in West Richland, and 8.9% in Pasco. On a $15,000 roof, that’s about $1,300. When you compare quotes, check whether tax is already included so you’re comparing the same thing.
How long does a new roof last in the Tri-Cities?
An asphalt shingle roof here usually lasts 20 to 30 years. That’s a bit shorter than the number printed on the shingle wrapper, and the climate is the reason. Long summer stretches over 100 degrees, strong UV, and spring windstorms all wear shingles down faster than a mild climate would.
Signs your roof is near the end:
- Shingle granules collecting in your gutters or at the bottom of downspouts
- Shingles that are curling, cupping, or cracked
- Tabs that lift or blow off after a windy day
- Water stains on the ceiling or in the attic
- The roof is 20 or more years old
Not every older roof needs to come off right away. If yours is in decent shape, a treatment can buy you a few more years. Our post on roof rejuvenation vs. roof replacement explains when that’s a smart move and when it’s money wasted.
Does insurance cover a roof replacement?
Sometimes. Homeowners insurance generally pays for damage from a sudden event like hail or a windstorm. It doesn’t pay to replace a roof that has simply worn out with age.
If a storm has come through and you’re seeing missing shingles or dents in your gutters and vents, have the roof inspected before you call your insurance company. You’ll know what you’re dealing with before you file. Our guide to storm damage on your roof covers what to look for.
How to make a new roof easier to afford
A roof isn’t something most people pay for out of pocket in one shot. A few ways to make it more manageable:
- Finance it. Spreading the cost over monthly payments lets you fix the roof now instead of waiting for a leak. See our roof financing options for current plans.
- Compare quotes line by line. The cheapest bid often leaves out underlayment upgrades, ventilation, or decking costs that show up later as change orders. Make sure every quote lists the same shingle line, the same scope, and the same warranty.
- Don’t wait for interior damage. A roof that’s leaking into the attic can rot decking and insulation. Replacing it before that happens keeps the bill closer to the low end of the ranges above.
Get the real number for your roof
Price ranges only go so far. The fastest way to see what your roof will cost is our instant roof estimate. Enter your address and it shows an estimate plus a monthly payment.
If you’d rather talk to someone, Comfort IQ Roofing & Exteriors is based in Richland and replaces roofs across Richland, Kennewick, Pasco, West Richland and the surrounding area. Reach out and we’ll come measure, check the decking and ventilation, and give you a written quote with no surprises.
Frequently asked questions
How much does a new roof cost in Kennewick?
Most asphalt shingle roofs in Kennewick cost $10,000 to $20,000 to replace, before sales tax. The final number depends on roof size, pitch, and the condition of the decking.
How long does a roof replacement take?
Most homes in the Tri-Cities are done in one to two days. Larger or steeper roofs, or jobs with a lot of decking repair, can take three.
Is a metal roof worth it in Eastern Washington?
It can be if you plan to stay in your home for 15 years or more. Metal handles heat and wind well and can last two to three times as long as shingles, but it costs about twice as much to install.
Can I put new shingles over my old ones?
Washington code allows up to two layers, so it is sometimes possible. We usually recommend a full tear-off, because it is the only way to find and fix soft decking and it gives the new roof its full lifespan.
