Cedar Mill Property Repair replaces worn-out roofs on houses in Cedar Mill, Bethany, Beaverton and west Portland . That means a tear-off down to the deck, new sheathing where the old wood is soft, then underlayment, flashing, vents and shingles. Most Portland-area re-roofs run $7,905-$25,296 with materials, typically about $11,067 (market data, November 2026) .
Slava and his crew do the work, and Slava brings 7 years of hands-on experience to it .
What does a new roof cost near Portland?
| Job | From | Typical | To | Unit | Basis |
|---|---|---|---|---|---|
| Tear-off and re-roof | $7,905 | $11,067 | $25,296 | whole house | with materials |
The table shows what the Portland market charged as of November 2026; it isn't our own number . Materials make up a big part of the bill, a bit under half in the market row. The spread is wide because roofs differ: size and pitch, how many old layers come off, how much rotten sheathing shows up once they're gone, how many chimneys, skylights and walls need new flashing, the shingle you pick, and whether there's room near the house for the debris.
People ask what a 2,000 sq ft house should cost. Floor area isn't roof area, and a steep pitch adds a lot of surface, so we don't price from the house's square footage. A $30,000 quote sits above the market's upper figure for an ordinary house. That can be fair on a big, steep or chopped-up roof or with premium material, but the quote should show where the money goes.
If only one spot leaks, that's a roof repair, priced on its own. Any re-roof is well over the dollar line where Oregon expects a written contract; our guide to contract requirements explains it .
What does a roof replacement include?
Here's the order the work goes in :
- Cover the beds, siding and windows under the eaves.
- Strip the old roofing to bare deck .
- Walk every sheet of the deck and swap out the soft or broken ones.
- Metal drip edge along the eaves.
- Underlayment across the deck, with a self-sticking membrane in the valleys and around anything poking through.
- Fresh step flashing along every sidewall, and new metal at chimneys and skylights instead of reusing the old pieces .
- New pipe boots and roof vents.
- Shingles, then the ridge cap.
- A magnet sweep of the yard and driveway for stray nails.
Whether the gutters come off and go back, or get replaced at the same time, is settled on each job; gutter jobs have a page of their own . Under tall firs, valleys fill with needles and hold water, so the valley detail is the part we'd least like to see done in a hurry.
Repair or replace: what is the "25% rule" for roofing?
Homeowners hear about a "25% rule" and ask whether it applies here. It's a rule of thumb that some codes and insurers use in other places; we don't treat it as the deciding number. What decides is how the roof is doing.
Signs a roof is due: leaks in more than one place over a season, shingles that curl, crack or shed granules across whole slopes, a deck that gives underfoot, and patches that no longer match anything around them. Moss alone isn't a reason to re-roof; we take it off by hand as part of roof repair. A lot of Bethany was built during the 1990s and early 2000s, so the builder's original shingles there have now had 25 to 30 winters, which is when owners start pricing a new one .
Which roofing materials do you install?
The common choice for a re-roof around here is architectural asphalt shingle, sometimes called composition. That's what this page is built around . We don't sell any shingle as moss-proof, and we don't put chemical moss treatments or zinc strips on roofs.
How long does a re-roof take, and what if rain comes in?
The market sheet our price comes from allows roughly 110 labour hours per house. That's a planning number from the sheet, not our schedule .
Rain runs the calendar here. The careful way is to open only as much roof as can be covered with underlayment the same day, and to tarp it overnight if the forecast turns . We'd rather wait a day than leave a bare deck under a Pacific Northwest shower.
What should a re-roof quote list?
If you're comparing roofing contractors, line their quotes up against this list:
- how many layers come off;
- what happens to soft sheathing, and the price per sheet;
- the underlayment, and what goes in the valleys;
- which flashing is new and which is reused;
- ventilation: eave intake and ridge or box vents, and whether anything changes ;
- skylights, chimneys and pipe boots;
- gutters off and back on, or not touched;
- cleanup and the nail sweep;
- the payment schedule.
Two quotes that spell these out can be compared line by line. A single total can't.
What do roofs on older west-side houses usually need?
Most of Cedar Mill was built in the 60s and 70s, under big firs, so needles in the valleys and gutters and shaded north slopes come with the territory. In Cedar Hills the tract homes date to the 50s and 60s, old enough that today's roof is rarely the first one.
On a house that age there may be a second layer of shingles to strip, or spaced boards left from an original shake roof that need solid sheathing over them before shingles can go on. Soft fascia or rafter tails at the eaves are a carpentry fix we handle under wood rot repair. After a windstorm drops a limb, start with storm damage repair .
Some mid-century houses have asbestos-cement shingles. We turn those roofs down, and asbestos removal sits on the page of jobs we pass on .