King County, WA
Siding, Roofing, Windows & Decks in Carnation, WA
Close to four in ten homes in Carnation were built between 1980 and 1999, so many houses here are reaching the stage where original siding, roofs and windows wear out around the same time. Census data shows 88% of homes are detached houses, spread across a rural valley flood plain in the Cascade foothills. Builders Service Company is an exterior contractor serving homeowners throughout King County, and we replace siding, roofing, windows and decks. This page covers what is on local homes today, which materials suit the conditions, and how to start with a free in-home consultation.
Homes in Carnation: what’s on them now
Census data puts the median year built in Carnation at 1993. The era mix: 14% of homes predate 1950, 16% date from 1950–79, 39% from 1980–99 and 31% from 2000 or later. King County assessor records count 846 single-family homes, with a median size of 1,920 square feet.
That mix means several kinds of exteriors share the same streets. Houses built before 1950 likely still have original wood lap siding and may have lead paint. Homes from 1950–79 often carry cedar, T1-11 or asbestos-cement shingles, and asbestos-cement may contain asbestos and should be tested before removal. The 1980s and 1990s were the era of composite and hardboard siding: the assessor places 17% of homes in the 1985–96 window, when LP siding, with its known history of moisture failure, was common. Newer houses are reaching the first replacement of builder-grade materials.
Neighborhood ages vary widely. The Tolt Townsite plat has a median build year of 1955 and Brumbaughs 1978, while The Estates At Snoqualmie Valley Trail dates to 2016 and Tolt River Terrace to 2025. The assessor rates 22% of homes in good or very good condition, and only 4% show a recorded renovation.
Permits for exterior work in town are issued by the City of Carnation.
Siding in Carnation
Siding in Carnation takes steady rain, and the foothills climate adds east winds, so wind-rated siding and a tight installation matter. Many houses also have siding near the end of its life: King County assessor records place 17% of homes in the 1985–96 years when LP and other hardboard siding was common, and that product has a known history of moisture failure. Brick and stone cover just 1% of exteriors, so most homes are clad in siding from foundation to eaves.
These are the types we usually recommend, and none of them is wood:
- Vinyl siding is the most versatile and least expensive option, a practical fit for large wall areas.
- Evergreen Shield Siding System is our insulated composite siding, built for water resistance through long wet seasons, humidity, mold and mildew. Its graphite membrane gives R-2.0 thermal resistance, compared with R-0.61 for standard vinyl. Census data shows 50% of local homes heat with electricity, and where heating is costly, that insulation pays back more.
- Metal siding gives a durable, modern exterior.
- Stacked stone and stone veneer work as accents on entries, columns or a wainscot base course, alongside any of the siding above.
The median home value is $875,000, about 5% below the King County median, so many owners compare cost-effective vinyl with the insulated Evergreen Shield Siding System. Our goal is a strong exterior shell that keeps moisture out. The best option for your home is discussed during the free in-home consultation. Read more about siding replacement in Carnation.
Roofing in Carnation
Roofs in Carnation’s part of the Cascade foothills face ice storms, east winds and, on higher lots, snow load. That calls for wind-rated roofing, sound flashing at every edge and penetration, and a check of the roof structure where snow sits through the winter. King County assessor records show 57% of homes have two or more stories, so many roofs stand tall and exposed to wind.
We install two main roofing types and give both equal consideration:
- Asphalt shingle roofing offers a traditional look and fits most roof shapes and budgets.
- EDCO metal roofing sheds snow, holds up to wind, and is a strong fit for higher lots where snow load is a factor.
If your house still has an old cedar shake roof holding moss and rot, either option is a straightforward replacement.
Our roofing work covers:
- Roof replacement for aging or damaged systems
- New roofs for remodels or additions
- Repairs for leaks, wear and storm damage
Every roof is installed with attention to sealing and ventilation. Those details matter when ice storms coat the roof edge and east winds push water under loose shingles or trim. During the consultation we look at the roof’s condition, the flashing around chimneys, vents and skylights, and which material suits your lot and your plans for the house. Read more about roof replacement in Carnation.
Windows in Carnation
A typical Carnation house dates to 1996, according to King County assessor records, so many still have their original first-generation vinyl or builder-grade windows. Seals on windows from that period often fail, which shows up as fogged glass and drafts. Heating is the other reason to look at windows: census data shows 50% of homes heat with electricity, and where heating is costly, efficient windows pay back more.
We install Preservation 9000 vinyl replacement windows and are the exclusive provider of Preservation 9000 windows in Washington. Unlike wood frames, vinyl frames will not peel, rot or crack, and they need little upkeep. Styles that fit local homes:
- Sliders or casements for upper floors and tight eaves
- Casement, awning or hopper windows for kitchen and bath ventilation
- Double-hung windows for a traditional profile
- Picture, garden, bay and bow windows, plus custom shapes, where you want more light
Census data shows 81% of homes are owner-occupied, a sign of long-term owners who invest in their exteriors. New windows reduce drafts and improve indoor temperature control, and they can change how the front of the house looks.
PSE is the local electric utility; check with PSE for current rebate programs before you order. Read more about window replacement in Carnation.
Decks in Carnation
King County assessor records show 14% of Carnation homes have a deck, with a median deck size of 200 square feet. For many owners, that leaves room to add outdoor space, and smaller existing decks can be rebuilt larger.
Rain is the main test for decks here. We build with three materials:
- Composite decking does not rot and needs no staining, a good match for wet, shaded yards where moss grows.
- Vinyl decking also resists rot and moisture and keeps upkeep low.
- Wood decking gives a natural look at a lower cost, with regular sealing to keep water out.
On any material, we plan for slip resistance and drainage so water runs off the boards instead of pooling. With 57% of homes at two or more stories, elevated decks off an upper floor are common, and we build single-level and multi-level designs. Every deck starts with how you plan to use the space and what fits your budget. Read more about deck building in Carnation.
Get a free in-home consultation
Schedule a free in-home consultation and we will look at your house, talk through siding, roofing, window and deck options, and recommend what fits. Call our Seattle office at 206-430-1927. We offer a lifetime warranty, discounts for seniors, active military, veterans and first responders, and financing.
Carnation siding, roofing, window and deck FAQ
Who issues permits for siding, roofing and deck work in Carnation?
The City of Carnation is the permit authority for exterior work in town. Whether your project needs a permit depends on its scope, so we confirm the requirements with the city before work starts. That matters for older houses too: homes from 1950–79 may have asbestos-cement shingles, which may contain asbestos and should be tested before removal. We cover permit questions during your free in-home consultation.
My house was built in the early 1990s. Could it have LP siding?
It could. King County assessor records place 17% of local homes in the 1985–96 window, when LP and other hardboard siding was common, and that siding has a known history of moisture failure. A free in-home consultation is the easiest way to confirm what is on your walls. We usually recommend replacing it with vinyl, the Evergreen Shield Siding System or metal siding, none of which is wood.
Is insulated siding worth it if my home heats with electricity?
It is worth a close look. Census data shows 50% of Carnation homes heat with electricity, and where heating is costly, insulated siding pays back more. The Evergreen Shield Siding System has a graphite membrane with R-2.0 thermal resistance, compared with R-0.61 for standard vinyl siding. We can compare it with vinyl and metal siding for your house during a free in-home consultation.
What roofing handles ice storms and snow on higher lots?
EDCO metal roofing is a strong fit where snow load is a factor, because it sheds snow and holds up to wind. Asphalt shingle roofing is the other main option and works well with sound flashing and ventilation. Carnation's foothills climate brings ice storms and east winds, so wind-rated roofing matters on either material, along with a check of the roof structure on higher lots.
Are there rebates for new windows in Carnation?
PSE is the electric utility here, so check with PSE for current rebate programs before you order. Rebates change, and we do not quote them. What we can tell you is that half of local homes heat with electricity, and where heating is costly, efficient Preservation 9000 vinyl replacement windows pay back more. We are the exclusive provider of Preservation 9000 windows in Washington.
What decking material lasts best in Carnation's rain?
Composite and vinyl decking hold up best in wet, shaded yards because neither rots or needs staining. Wood decking gives a natural look at lower cost but needs regular sealing. King County assessor records show 14% of local homes have a deck, with a median size of 200 square feet, so many owners are adding a first deck or rebuilding a small one larger.
