King County, WA
Siding, Roofing, Windows & Decks in Sammamish, WA
More than half of the homes in Sammamish (54%) were built between 1980 and 1999, and 83% are owner-occupied. That combination means a lot of long-term owners living in houses whose original exteriors are now the main maintenance question. Builders Service Company replaces siding, roofing, windows and decks for homeowners across this King County city, and each recommendation starts with what is on your house today. Below is what local housing records say about homes like yours, how that shapes the material choice for each service, and answers to the questions we hear before an in-home consultation.
Homes in Sammamish: what’s on them now
Census data puts the median year built at 1994. Homes from 1980–99 make up 54% of the housing stock, homes from 2000 or later another 33%, homes from 1950–79 about 12%, and only 1% predate 1950. Most housing is detached (81%), with 8% attached homes and 11% apartments.
King County assessor records count 19,266 single-family homes with a median size of 2,740 square feet, and 58% carry a building grade of 9 or higher, the assessor’s higher-end range. Just 2% are recorded as renovated, and 21% are rated in good or very good condition. The census median home value is about $1,405,000.
Neighborhood build years follow the same pattern: Inglewood Add has a median year built of 1979, Inglewood Glen 1983, Klahanie 1985 and Renaissance 1999.
That era mix points to specific materials. Houses from the 1980s and 1990s went up when composite and hardboard siding were common, along with first-generation vinyl windows. Homes from 2000 on are reaching the point where fiber cement needs its first repaint and builder-grade vinyl siding and windows are due for replacement. On the smaller group from 1950–79, cedar, T1-11 or asbestos-cement shingles may still be on the walls; asbestos-cement may contain asbestos and should be tested before removal.
Permits for exterior work here are issued by the City of Sammamish.
Siding in Sammamish
About 35% of single-family homes in Sammamish were built between 1985 and 1996, the years when LP siding went onto many new houses. LP siding has a known history of moisture failure, so swollen, soft or flaking boards near the bottom courses deserve a close look. These are the three types we usually recommend to replace it, and none of them is wood:
- Vinyl siding is the most versatile and least expensive option, which counts when the median home has 2,740 square feet of living space and a lot of wall to cover.
- The 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 it R-2.0 thermal resistance, compared with R-0.61 for standard vinyl siding, which matters most for the 26% of homes that heat with electricity.
- Metal siding is the other premium choice.
Home values here run 53% above the King County median, and owners of homes at that level more often choose the Evergreen Shield Siding System or metal. Stacked stone or stone veneer can be added as accents on an entry, columns or a wainscot; assessor records show only 1% of homes have any brick or stone exterior now.
HOA design review is part of life in the plateau subdivisions, so bring your HOA’s color and material requirements to the consultation. The best option for your home is something we settle together during the free in-home consultation.
Learn more about siding replacement in Sammamish.
Roofing in Sammamish
Most homes in Sammamish were built in the 1980s and 1990s, so a roof may still be the original or may already carry a second layer of shingles. Before planning a tear-off, we inspect the roof deck, flashing and ventilation and count the layers that need to come off.
We install two main roof types and give them equal weight:
- Asphalt shingle roofing, offered in a range of colors and profiles to suit the house.
- EDCO metal roofing, a long-term option for owners who plan to stay.
Rain on the Eastside is moderate, but it still finds worn underlayment and loose flashing, so those details get as much attention as the roofing itself. Wildfire risk here is rated Low, at the 47th percentile in Washington, so the choice between asphalt and metal comes down mainly to appearance, budget and your plans for the house.
With 80% of single-family homes at two or more stories, access and safety setup are part of every job. Signs that it is time to replace rather than repair include:
- Missing, damaged or curling shingles
- Water stains on ceilings or walls
- Heavy granule loss showing up in the gutters
- Sagging or uneven rooflines
Learn more about roof replacement in Sammamish.
Windows in Sammamish
Houses in Sammamish built in the 1980s and 1990s went up with first-generation vinyl windows, and homes from 2000 on usually got builder-grade units. At this age, failing seals show up as fogging between the panes, and frames and hardware begin to wear. We install Preservation 9000 vinyl replacement windows, and we are the exclusive provider of Preservation 9000 windows in Washington.
About 26% of homes heat with electricity, and the payback from efficient windows is larger where heating is costly. PSE is the electric utility; check with PSE for current rebate programs. Home values run 53% above the King County median, and owners at that level more often choose premium materials across the whole exterior.
Style choices follow the house:
- Upper floors: with 80% of single-family homes at two or more stories, sliders and casements are practical for second-floor rooms and tight eaves.
- Views: the 9% of homes with a view are good candidates for picture windows or bay and bow units.
- Kitchens and baths: casement, awning and hopper windows open for ventilation.
- Everything else: double-hung, garden and custom shapes are also available, so a replacement can follow the look of the window it replaces.
Learn more about window replacement in Sammamish.
Decks in Sammamish
King County assessor records show 42% of single-family homes in Sammamish have a deck, with a median deck size of 300 square feet. With 83% of homes owner-occupied, many of those decks belong to owners deciding whether to rebuild, extend or replace the surface.
We build new decks, renovate old ones, extend existing decks and add features to them, in three materials:
- Composite decking does not rot and needs no staining, which helps through wet months.
- Vinyl decking also resists rot and skips the staining.
- Wood decking gives a natural look at a lower cost, with regular sealing to keep it sound.
For the 9% of homes with a view, railing choices that keep sightlines open are worth planning early. Drainage and slip resistance matter on any deck that stays damp through the rainy season. We help you weigh material, size and layout against how you use the space during the in-home consultation.
Learn more about deck building in Sammamish.
Also serving nearby
We also serve homeowners in nearby Newcastle.
Get a free in-home consultation
Schedule a free in-home consultation through our contact page or call 206-430-1927. We look at your home, talk through siding, roofing, window and deck options, and offer a lifetime warranty. Ask about financing and discounts for seniors, active military, veterans and first responders.
Sammamish siding, roofing, window and deck FAQ
Does my 1980s or 1990s Sammamish home have LP siding?
It may. About 35% of single-family homes here were built between 1985 and 1996, the period when LP siding was widely installed, and that siding has a known history of moisture failure. Look for swollen edges, soft spots or flaking near the bottom courses. We confirm what is on your walls during the in-home consultation and replace it with vinyl, metal or the Evergreen Shield Siding System, none of which is wood.
Will my HOA have a say in new siding colors?
In many plateau subdivisions it will, because HOA design review is common in this area. Bring your HOA's color and material rules to the consultation so we can match them. The Evergreen Shield Siding System comes in 20 built-in, fade-resistant colors that resist chipping, peeling and fading, so the color you get approved does not need repainting later. We cannot guarantee an HOA approval, but we can help you prepare.
Should wildfire risk change my roof choice here?
For most homes it does not. Wildfire risk in Sammamish is rated Low, at the 47th percentile in Washington, so the choice between asphalt shingle roofing and EDCO metal roofing comes down mainly to appearance, budget and how long you plan to stay. Either way, we inspect the roof deck, flashing and ventilation first and check how many shingle layers need to come off.
Are there rebates for replacing windows in Sammamish?
Programs change, so check with PSE, the local electric utility, for current window rebates before you order. We install Preservation 9000 vinyl replacement windows and are the exclusive provider of Preservation 9000 windows in Washington. Financing is also available, and we offer discounts for seniors, active military, veterans and first responders. We can go over the options during a free in-home consultation.
What size deck is typical for a Sammamish home?
The median deck here is 300 square feet, according to King County assessor records, and 42% of single-family homes have one. We build new decks, extend or renovate existing ones, and add features, using composite, vinyl or wood decking. Composite and vinyl do not rot or need staining; wood offers a natural look with regular sealing.
Do you also work in Newcastle?
Yes. Builders Service Company also serves homeowners in Newcastle with the same siding, roofing, window and deck services described on this page. Schedule a free in-home consultation through our contact page or call our Seattle office at 206-430-1927, the number we use for King County. Financing is available, and every project comes with a lifetime warranty.
