What's the best roofing material for Sammamish homes?
This is probably the most common question I get asked, and honestly, there's no single "best" answer for everyone. For most homes around here, especially with our wet, mossy climate, asphalt shingles are still the top choice. They're affordable, tough, and come in tons of colors and styles. Architectural shingles, specifically, are a really solid pick. They're thicker, look fantastic, and hold up super well against all the constant rain and wind we get. You'll spot them on most new houses in places like Klahanie or Providence Point.
Now, if you've got the budget and want something that will truly last a lifetime, metal roofing is amazing. It sheds water like nobody's business, doesn't grow moss, and can handle anything the PNW throws at it. It's a bigger investment upfront, sure, but the longevity and low maintenance often make it worth every penny in the long run. We've also put on some cedar shake roofs; they look beautiful and classic, but they do need more upkeep and aren't as fire-resistant as other options. So, you don't see them as much these days.
How long does a roof installation actually take?
Most homeowners are pretty surprised by how fast a new roof goes on. For an average-sized Sammamish home, let's say 2,000 to 3,000 square feet, we can usually tear off the old roof and put on a new asphalt shingle roof in about two to four days. That's assuming good weather, no big structural surprises, and a fairly straightforward roofline. If your roof is really complex, with lots of valleys, dormers, or a steep pitch, it might stretch to five or six days. Metal roofs sometimes take a little longer because that installation process is more specialized.
Keep in mind, that timeline covers the actual work on your roof. There's always some prep time before that, like getting materials delivered and setting up the site. We always try to give you a clear schedule right at the start so you know what to expect.
Do I need to be home during the installation?
Not necessarily. We'll need access to your property, of course, and we'll want to make sure we can reach you by phone if anything comes up. But you don't have to sit there and watch us work. Most folks just go about their day—head to work, run errands. We'll take care of everything. We do recommend you keep pets indoors and move any valuable or fragile items away from the house's perimeter, as there will be noise and debris.
What about the mess? How do you protect my landscaping?
This is a big one, and it's something we take very seriously here at Midway Roofing. We know you've put a lot of effort into your yard. Before we even start tearing off the old roof, we'll lay down tarps around the entire perimeter of your house, covering shrubs, flowerbeds, and anything else that could get hit by debris. We also use plywood sheets to protect delicate areas if they need it. We're super careful about cleanup; we'll use magnets to pick up any stray nails and make sure your property is as clean, if not cleaner, than when we started. We certainly don't want you finding roofing nails in your lawn months later, do we?
Will a new roof increase my home's value?
Absolutely, it will. A new roof is one of the best investments you can make in your home, especially in a competitive market like Sammamish. It's not just about curb appeal, though that definitely helps. A new roof tells potential buyers that the house is well-maintained and they won't have to worry about a major expense for decades. It offers peace of mind, improves energy efficiency, and protects the entire structure of your home. You'll typically see a very strong return on investment when you sell, often getting back 60-70% or more of the cost.
What kind of warranty should I expect?
You should expect two types of warranties: one from the manufacturer for the materials, and one from the contractor for the workmanship. Manufacturer warranties on asphalt shingles can run anywhere from 25 years to a lifetime, depending on the product grade. Make sure you understand what's covered—usually, it's defects in the shingles themselves. As for workmanship, we typically offer a 10-year warranty on our installation. This covers any issues that pop up because of how the roof was put on, like leaks from improper flashing or shingle blow-offs due to incorrect nailing. Always get these warranties in writing and understand the terms.