Siding, Roofing, Windows & Decks in Bonney Lake, WA

Census data shows that 53% of the houses in Bonney Lake were built in 2000 or later, and the median home dates to 2001. Much of the city is plateau subdivisions, and on homes of that age the original siding, roofs and windows are reaching their first replacement. Builders Service Company is a Pierce County exterior contractor that replaces siding, roofing and windows and builds decks for homeowners here. This page covers what is typical on homes like yours, how the South Sound’s wet seasons affect each material, and the options we usually recommend for each part of the exterior.

Homes in Bonney Lake: what’s on them now

Census figures put the median year built at 2001. By era, 53% of homes date from 2000 or later, 31% from 1980 to 1999, 14% from 1950 to 1979 and 2% from before 1950. Detached houses make up 82% of the housing stock, with 6% attached homes, 8% apartments and 3% mobile homes.

Pierce County assessor records add detail on the city’s 5,731 single-family homes. The median house has 1,930 square feet of living space, and only 1% are rated in fair or worse condition.

What that means for your exterior depends mostly on when the house was built:

• 2000 or later: fiber cement or builder-grade vinyl siding reaching its first repaint or replacement, along with builder-grade windows.
• 1980 to 1999: the era of composite and hardboard siding. Assessor records show 17% of homes here were built between 1985 and 1996, when LP siding was in wide use, and that product has a known history of moisture failure. First-generation vinyl windows also date from these years.
• 1950 to 1979: cedar, T1-11 or asbestos-cement shingle siding, with aluminum or early vinyl windows. Asbestos-cement shingles may contain asbestos and should be tested before removal.
• Before 1950: a small share of homes, likely with original wood lap siding, possible lead paint and single-pane or early windows.

Building permits for exterior projects in the city are issued by the City of Bonney Lake.

Siding in Bonney Lake

Pierce County assessor records list vinyl siding on just 13% of single-family homes here, so most houses carry something else today. Newer homes often have fiber cement nearing its first repaint, and homes built from 1985 to 1996 may still have LP siding, a hardboard product with a known history of moisture failure. Movement in the boards, cracked joints and seams, rusty nails and shifted or uneven panels are signs that replacement makes more sense than another round of patching.

We usually recommend three siding types. The best choice for your house is something we settle together at the free in-home consultation.

• Vinyl siding is the most versatile and least expensive option. With 63% of homes here at two or more stories, wall area adds up fast, and vinyl keeps a large job within budget.
• The Evergreen Shield Siding System is our insulated composite siding, built for the Pacific Northwest. Its composite panels are made for water resistance through long wet seasons, humidity, mold and mildew. An insulating graphite membrane gives it R-2.0 thermal resistance, compared with R-0.61 for standard vinyl siding. Census data shows 40% of households in the city heat with electricity, and where heating is costly, insulated siding pays back more.
• Metal siding gives a clean, modern exterior. Homes in the city are valued about 14% above the Pierce County median, around $610,000, and owners in that range more often choose the Evergreen Shield Siding System or metal.

Stacked stone or stone veneer can be added as an accent on a wainscot, entry or columns, paired with any of the three. None of these siding types is wood, so rot is not part of their upkeep.

Get the details on siding replacement in Bonney Lake.

Roofing in Bonney Lake

South Sound roofs take heavier rain than roofs in the central Sound, and moss is a common sight on them. Moss holds water against the roof surface, so the parts you never see matter as much as the roofing itself: underlayment, flashing at walls, valleys and penetrations, and attic ventilation that lets the roof deck dry between storms. Keeping gutters and roof edges clear is part of the same job.

Pierce County assessor records show metal on only 2% of single-family roofs in the city and tile on another 2%, with no wood shake roofs recorded. Most homeowners here are choosing between two systems, and we give them equal weight:

• Asphalt shingle roofing is a cost-effective option that suits nearly every house style and handles the wet season well when the underlayment, flashing and ventilation are done right.
• EDCO metal roofing resists cracking, rot and mold, and its panels lock in place so they hold through wind and heavy rain. It is a good match if you plan to stay in the house for the long term.

Wildfire risk in the area is rated Low, at the 51st percentile statewide, so fire rating is rarely the deciding factor here.

Every roof replacement starts with an evaluation of the existing roof structure, so rot or weak decking is found and repaired before new material goes on. We finish with ridge caps, gutters and ventilation components so the roof works as one system rather than separate parts.

Read more about roof replacement in Bonney Lake.

Windows in Bonney Lake

Assessor records show 31% of homes in the city were built between 1980 and 1999, the era of first-generation vinyl windows. Those units are now at the age where seals fail, sashes loosen and drafts creep in. Newer houses often still have the builder-grade windows they were built with.

We install Preservation 9000 vinyl replacement windows, and we are the exclusive provider of Preservation 9000 windows in Washington. Styles include double-hung, slider, casement and awning, hopper, picture, garden, bay and bow, and custom shapes. Matching the style to the room helps:

• Upper floors and tight eaves: sliders or casements are easier to operate and clean.
• Kitchens and baths: casement, awning or hopper windows give you ventilation where moisture builds up.
• View homes: assessor records show 9% of homes here have a view, and picture windows or a bay or bow window make the most of it.

Census data shows 40% of local households heat with electricity. In an electrically heated house, efficient windows pay back faster than in a gas-heated one. Your electric utility is PSE; check with PSE for current programs before you order.

Installation matters as much as the window. Each unit is sealed and insulated in the opening to stop air leaks, moisture and drafts. With 79% of homes owner-occupied, most homeowners here are planning for the long run, and a well-installed window is part of that.

See the options for window replacement in Bonney Lake.

Decks in Bonney Lake

Assessor records show 54% of single-family homes in the city already have a deck, with a median size of 306 square feet. Heavier South Sound rain and shade from trees mean a wood deck here needs regular sealing to keep moss and rot in check, and wet boards can get slick.

We build with three materials:

• Composite and vinyl decking don’t rot and never need staining, which makes them the easiest fit for shaded, damp yards. Ask about slip-resistant surfaces and drainage gaps that let water run off.
• Wood gives a natural look at a lower starting cost, with a sealing schedule you keep up over the years.

About 9% of homes here sit on the waterfront, and another 9% have a view. On those lots, railing choices that keep sightlines open matter as much as the decking. Your outdoor space should feel like an extension of your home, and the deck layout, stairs and railings are all planned around how you use it.

Explore deck building in Bonney Lake.

Get a free in-home consultation

Schedule a free in-home consultation and we will look at your siding, roof, windows or deck in person and talk through the options that fit your home. Our work carries a lifetime warranty, financing is available, and we offer discounts for seniors, active military, veterans and first responders. Call our Tacoma office at 253-777-0866 or contact us online.