Siding Replacement in Federal Way, WA

King County assessor records give Federal Way’s 19,142 single-family homes a median build year of 1978, and only 2% are recorded as renovated. Most houses here went up in two waves, and each wave left a different kind of siding on the walls. If you plan to replace siding on a Federal Way home, the year it was built is your best first clue to what is on the house, how that material tends to fail and what removal will involve. Here is what that means for homes in the city and for the siding we usually recommend.

What’s on Federal Way homes now

Assessor figures split the single-family stock this way: 53% built from 1950 to 1979, 34% from 1980 to 1999, 11% from 2000 on and just 2% before 1950. Census data, which also counts apartments and condos, puts the citywide median year built at 1984, with 1980 to 1999 as the largest era.

Each era tends to carry its own siding:

• Built 1950–1979: cedar, T1-11 or asbestos-cement shingle siding. Asbestos-cement shingles may contain asbestos and should be tested before removal. Twin Lakes, with 605 homes and a median year built of 1974, belongs to this group, as do West Campus (1979) and Marine View Estates Add (1962).
• Built 1980–1999: the era of composite and hardboard siding, including LP siding. Madrona Meadows (1990) and Regency Woods (1992) are typical subdivisions from these years.
• Built 2000 or later: fiber cement or builder-grade vinyl, now reaching its first repaint or replacement.

Across the South King plateau, subdivisions from the 1990s and 2000s are coming due for their first full siding replacement, and many of them have HOA color rules. Detached houses make up 49% of Federal Way’s housing units, attached homes 14% and mobile homes 4%. The assessor rates 45% of single-family homes in good or very good condition.

Choosing siding for Federal Way’s conditions

We usually recommend three siding types here, plus stone accents. None of the three is wood. Unlike the cedar on many older houses in town, they won’t rot or need repainting after a wet winter. Here is how each one lines up with Federal Way homes.

Vinyl siding

Vinyl is the most versatile and least expensive option, and it is where many Federal Way owners end up. Home values here sit about 40% below the King County median, and in that range a durable, cost-effective material usually makes the most sense. Vinyl also handles large jobs well: 35% of single-family homes have two or more stories, and more wall area means more panels.

Evergreen Shield Siding System

The Evergreen Shield Siding System is our exclusive insulated composite siding. Electricity heats 58% of homes in the city, and where heating costs more, insulation counts for more. The panels provide R-2.0 thermal resistance, against R-0.61 for standard vinyl. It is also the usual pick if you want a premium, long-term upgrade.

Metal siding

Metal is the other premium choice. About 11% of single-family homes carry an assessor building grade of 9 or higher, the higher-end tier, and owners of homes like these more often choose metal or the Evergreen Shield Siding System over vinyl. Wildfire risk is not what drives the choice here: Federal Way rates Low, at the 59th percentile statewide.

Stacked stone and stone veneer accents

Only 2% of single-family homes have any brick or stone on the exterior. A stone veneer wainscot along the base of the wall, or stacked stone on a chimney, adds a durable base course and gives a 1980s tract house its own look. Stone is an accent used with the siding above, not a whole-house cladding.

Which mix fits your house comes down to its age, size and your budget, and we work through it with you at the free in-home consultation.

Evergreen Shield Siding System in Federal Way

Two features of the Evergreen Shield Siding System suit Federal Way homes in particular.

The composite material is built for water resistance through long wet seasons, humidity, mold and mildew. Through Federal Way’s wet months, keeping water out is the main job of any siding.

The panels also come in 20 built-in, fade-resistant colors that resist chipping, peeling and fading, so there is no repainting. If your neighborhood keeps an approved color list, we check it against the 20 colors before you sign anything, and the color you choose stays the color on your walls. You can compare the options against your trim and roof during the consultation.

Signs your siding needs replacing

What to look for depends on when your house was built.

• Homes from 1985 to 1996. Assessor records show 25% of single-family homes date from these years, when LP and other hardboard siding was widely used. Check the bottom course and the board ends around window trim for swelling, soft spots or flaking, and look for boards that bulge where water collects.
• Homes from the 1950s through the 1970s. Cedar and T1-11 show split boards, soft wood near the ground and T1-11 panels that delaminate at the edges.
• Any age. Green growth or mold on shaded walls, cracked or warped boards, and color that fades faster than you can keep up with.

Our consultants give you an honest read on the condition and recommend replacement only when it is actually needed.

Get a free siding consultation in Federal Way

Schedule a free in-home consultation by calling 206-430-1927 or through our contact page. We do not quote prices by phone; the visit covers your current siding’s condition, moisture exposure and color choices. Financing is available. For roofing, windows and decks, see our Federal Way home exterior services.