Siding, Roofing, Windows & Decks in Kenmore, WA

Mid-century houses make up the biggest slice of Kenmore’s single-family homes: 43% were built between 1950 and 1979, by King County assessor count, and the median home went up in 1981. That puts original siding, older roofs and aluminum or early vinyl windows at the top of the list when we walk around a house here. Builders Service Company replaces siding, roofing, windows and decks across King County. Below, each service gets its own section built on the city’s housing data: what is probably on your home now, which materials we usually recommend for it, and what to expect from a free in-home consultation.

Homes in Kenmore: what’s on them now

Census data puts the median year built for all housing in Kenmore at 1985. That count includes apartments, which make up 26% of homes; detached houses are 63% and attached homes 8%. For the 6,608 single-family homes, assessor records show this era mix:

• Before 1950: 6%
• 1950 to 1979: 43%
• 1980 to 1999: 22%
• 2000 and later: 29%

The mid-century share points to cedar or T1-11 siding, or asbestos-cement shingles, which may contain asbestos and should be tested before removal, along with aluminum or early vinyl windows. Houses from the 1980s and 1990s belong to the composite and hardboard siding era, including LP siding with its known history of moisture failure, plus first-generation vinyl windows. Homes built since 2000 are reaching first repaint or replacement of builder-grade siding and windows.

Several of the largest subdivisions date from the 1970s. Lake Forest Park Estates Add and Kenover Add both have a median build year of 1972, The Moorlands 1974 and Moorland Heights 1977.

Assessor records show just 3% of single-family homes with a recorded renovation, and 28% rated in good or very good condition.

Permits for exterior work here go through the City of Kenmore.

Siding in Kenmore

Siding that has cracked, warped or peeled is the usual sign it’s time, because those gaps let in water and insects. In Kenmore, King County assessor records place 13% of single-family homes in the 1985 to 1996 window, when LP and other hardboard siding went on many houses, and that material has a known history of moisture failure. Mid-century homes often still carry cedar or T1-11, which in our experience doesn’t hold up well in Washington’s wet climate.

For a moderate-rain Eastside setting, these are the types we usually recommend. None of the three siding types is wood.

• Vinyl siding: the most versatile and least expensive option, and a practical fit for large wall areas. With 48% of single-family homes at two or more stories, wall area adds up quickly.
• Evergreen Shield Siding System: our exclusive insulated composite siding, designed for the Pacific Northwest. Its graphite membrane gives thermal resistance of R-2.0, compared with R-0.61 for standard vinyl. That counts here, because Census data shows 51% of homes heat with electricity.
• Metal siding: a durable choice for owners who want a premium, long-term material.
• Stacked stone and stone veneer: accents for entries, columns, chimneys or a base course, used with the siding above. Only 4% of homes have any brick or stone on the exterior, so a stone wainscot stands out.

If your neighborhood has an HOA design review, confirm color and profile approvals before you order.

The best option for your house is something we work out together during the free in-home consultation, where you can compare samples on your own walls. Read more about siding replacement in Kenmore.

Roofing in Kenmore

We install two main roof types and give them equal weight: asphalt shingle roofing and EDCO metal roofing. Which one fits depends on your house, your budget and how long you plan to stay.

Age is the first thing we look at. Census data shows 36% of all housing in Kenmore was built between 1950 and 1979, and another 34% between 1980 and 1999. On houses that age, a replacement usually means checking the roof decking and any layers left from earlier reroofs before new material goes on. If your house still has a cedar shake roof, moss and rot on aging shakes are a common reason to move to asphalt or metal.

Moisture details matter as much as the roofing itself. We pay close attention to underlayment, flashing where the roof meets walls and chimneys, and ventilation that lets the attic dry out between storms.

A few other local factors:

• Wildfire risk here is rated Low, at the 55th percentile statewide, so a fire rating is rarely what decides the material.
• 48% of single-family homes have two or more stories, which means more staging and safety setup for the crew.
• Mobile homes make up 3% of housing. Low-slope manufactured-home roofs need a different approach than a pitched house roof, and we assess them case by case.

Every roofing estimate starts with a thorough look at the whole roof and an honest report of what we find. The job ends with proper sealing, ventilation checks and cleanup of the site. Learn more about roof replacement in Kenmore.

Windows in Kenmore

We install Preservation 9000 vinyl replacement windows, and we are the exclusive provider of Preservation 9000 windows in Washington. Windows that stick when you open and close them, rising utility bills and drafty rooms are the usual reasons homeowners call.

Census data shows the largest share of housing in Kenmore, 36%, was built between 1950 and 1979, the era of single-pane glass, aluminum frames and early vinyl. Another 34% dates from 1980 to 1999, when first-generation vinyl windows went in; on those, failing seals are the common complaint. Newer homes often have builder-grade windows due for an upgrade.

Heating cost is part of the case. Census data shows 51% of homes heat with electricity, and where heating is costly, the payback from efficient windows is larger. PSE is the electric utility, so check with PSE for current programs before you buy. With 69% of homes owner-occupied, many owners here are planning for the long term.

Styles we match to the house:

• Picture, bay or bow windows for the 11% of single-family homes assessor records list with a view
• Sliders or casements for upper floors and tight eaves
• Casement, awning or hopper windows for kitchen and bath ventilation
• Double-hung profiles where an HOA design review wants new windows to match the originals
• Garden windows and custom shapes where the layout calls for them

We replace windows carefully, without damage to the surrounding siding and trim. Read more about window replacement in Kenmore.

Decks in Kenmore

Decks are common on this end of Lake Washington. King County assessor records show 56% of single-family homes in Kenmore have one, with a median deck size of 240 square feet. Another 2% of homes are waterfront and 11% have a view, and on those lots we favor railing choices that keep the sightlines open.

We build with three materials:

• Composite and vinyl decking don’t rot and don’t need staining, which suits shaded yards and the damp months. Look for slip-resistant surfaces and plan for drainage.
• Wood decking gives a natural look and suits a tighter budget, with regular sealing to keep it sound.

We handle the whole project: the deck design, sourcing the materials, construction and the finishing details. Decks are built to suit how you use your outdoor space, your lifestyle and your budget, whether that means replacing a worn-out deck or adding a first one. Read more about deck building in Kenmore.

Get a free in-home consultation

Schedule a free in-home consultation and we will look over your house, bring samples and talk through the options that fit it. We offer discounts for seniors, active military, veterans and first responders, financing is available, and our work carries a lifetime warranty. Call 206-430-1927 or contact us online to set a time.