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Roof Replacement
Residential and commercial roof replacement for the Portland metro and Southwest Washington.
Roof replacement costs vary based on roof size, pitch, materials, and the condition of the existing decking. The average residential roof replacement in our market ranges from $8,000 to $20,000 or more. Commercial roof replacement costs vary based on system type and building size. Flow Roofing provides free inspections and written estimates with no obligation.
Call 503-936-2476.
Roof Replacement Services
A roof replacement is one of the most significant home improvement investments a homeowner will make, and one of the most important. Your roof protects everything underneath it. Your structure, your insulation, your belongings, and your family. Flow Roofing provides full roof replacement services throughout the Portland metro and Southwest Washington using materials selected for the Pacific Northwest. Every replacement is completed to manufacturer specifications and local building codes, backed by appropriate workmanship coverage based on the system installed and industry leading manufacturer warranties.
Roof Replacement Cost
Roof replacement costs depend on roof size, pitch, material selected, and the condition of the underlying decking. Here are realistic ranges for the most common roofing systems we install.
Architectural asphalt shingles. The most popular choice for homes in our region. Typically $8,000 to $20,000 or more for an average single family home. Premium shingles with impact resistance and extended warranties run toward the higher end.
Standing seam metal roofing. Typically $20,000 to $45,000 for a typical home, depending on roof complexity. Metal roofs last 40 to 60 years and require minimal maintenance, making them cost effective over the long term despite higher upfront costs.
Flat roof replacement. TPO or PVC membranes typically run $7 to $14 per square foot installed depending on system and roof accessibility.
Cedar shake replacement. Less common now but still used on some historic homes. Typically $40,000 to $80,000 plus depending on size and complexity.
These are starting points. Actual cost for your specific home depends on roof size, number of layers being removed, decking condition, ventilation requirements, and material selection. We provide free inspections and written estimates with no obligation.
When to Replace vs. Repair
This is the most important question to answer honestly before spending money on either option. We will always give you a straight answer rather than push for a replacement you do not need.
A repair is usually the right call when damage is localized to a specific area, the roof is under 15 years old, the underlying decking is in good condition, and total repair cost is less than 30 percent of a full replacement. A targeted repair in these situations can extend your roof's life by 5 to 10 years at a fraction of the cost.
A full replacement makes more sense when your roof is over 20 years old, you are experiencing multiple leaks in different areas, repairs have been recurring without solving the underlying issue, significant granule loss is visible on asphalt shingles, or the decking shows signs of widespread rot or damage. In this climate, a roof that has been inadequately maintained often deteriorates faster than the national average due to moss growth, persistent moisture, and temperature cycling.
If you are unsure, we offer free inspections with honest written assessments. We will tell you exactly where your roof stands and what makes the most financial sense for your situation.
Workmanship Coverage by System
Standard residential asphalt shingle installations carry a 10 year workmanship warranty. Steep slope MaxFlow System installations qualify for a lifetime workmanship warranty. Commercial low slope full replacements carry 5 year standard, 10 year upgraded, or lifetime depending on scope. Steep slope commercial installations using our MaxFlow System qualify for a lifetime workmanship warranty. All workmanship warranties are paired with separate manufacturer product warranties on the materials installed. We walk through warranty options before contract signing so you know exactly what is covered.
Why Homeowners and Property Owners Choose Flow Roofing
Flow Roofing is a locally owned, NRCA member certified roofing contractor. We are a Malarkey Certified Premium Installer, a designation that allows us to offer extended No Dollar Limit manufacturer warranties unavailable through non certified contractors. We have earned back to back Nextdoor Neighborhood Favorite awards and maintain an active BBB A+ rating because our work speaks for itself in the communities where we operate.
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Flow Roofing provides roof replacement services throughout Portland, Oregon and Vancouver, Washington including Beaverton, Hillsboro, Lake Oswego, Tigard, Tualatin, Gresham, Oregon City, West Linn, Wilsonville, the Oregon Coast, and Southwest Washington.
Licensed Oregon CCB #218471 | Washington FLOWRR*791Q4.