What Roof Cleaning Costs in Seattle (2026 Guide)

The Short Answer

For most single-family homes in the Seattle area in 2026, professional roof cleaning with moss removal costs $499 to $1,500 for an asphalt or composite roof — and that should include your gutter cleaning. Metal roofs start around $800. A standalone gutter cleaning runs $250 to $600.

Those are our actual prices, not national averages pulled from a lead-generation site. National cost guides often quote $300 roof cleanings that simply don't exist here — Seattle's steep pitches, two-story homes, and heavy moss make our market different.

Cost by Roof Type

Asphalt & Composite Shingle: $499 – $1,500

This covers the large majority of homes we clean. A one-story rambler with light moss lands near the bottom of the range. A two-story home with a steep pitch and several years of moss buildup lands near the top. The work includes moss removal, a preventative treatment that keeps moss from coming back (we guarantee it for 12 months), and a full gutter cleaning.

Metal Roofs: Starting at $800

Metal roofs are more common around here every year, and we clean a lot of them. They cost more because the surface is slick to work on and easy to scratch or dent if it's treated like asphalt — the process is slower and more careful. Standing seam, corrugated, and metal shake all fall in this category. Complex or large metal roofs can run $1,500 or more.

Tile & Cedar Shake: Custom Quote

Yes, we clean tile and cedar shake roofs too. They need multi-day treatment processes and very careful handling, so they're priced by custom quote — expect quotes starting well above $1,500 from anyone doing it properly.

What Actually Drives Your Price

Roof size: More square footage means more time and more treatment product.
Pitch: Steep roofs require ropes, anchors, and slower movement. A walkable 4/12 pitch and a 10/12 pitch are very different jobs.
Moss severity: A light green haze brushes off quickly. Thick moss mats that have been growing for five years take hours of careful removal.
Access: Tight lot lines, landscaping under the eaves, and three-story sections all add time.

What Should Be Included

When you compare quotes, make sure you're comparing the same scope. A proper roof cleaning in this market should include:

Moss and debris removal from the roof surface
Preventative moss treatment (ask how long it's guaranteed — ours is 12 months)
Gutter cleaning with downspout flush — the moss you remove ends up in the gutters, so a roof cleaning without gutter cleaning is half a job
Before and after photos, so you can see the work without climbing a ladder
Cleanup of everything that came off the roof

Red Flags on Cheap Quotes

Pressure washing asphalt shingles. High pressure strips the granules that protect your roof and can void your shingle warranty. Nobody reputable does this.
No license or insurance. Roof work is dangerous. If someone gets hurt on your property and the company isn't insured, that can become your problem. You can verify any Washington contractor's license, bond, and insurance for free at the L&I website (our license is SEATTPL783M6, if you want to check us).
No treatment included. Removing moss without treating the roots means it's back within a year, and you're paying twice.

Why Cleaning Beats Waiting

A new asphalt roof in the Seattle area costs $15,000–$25,000 or more. Moss shortens a roof's life by holding water against the shingles, lifting their edges, and letting rot start underneath. Cleaning every couple of years costs a small fraction of replacement and can add years to your roof's usable life. It's some of the cheapest insurance a homeowner can buy.