Dry Rot Repair in Kenmore, WA
Honest rot repair: we show you photos of the damage and fix only what needs fixing. A soft window sill or a bubbling corner board is usually the last sign of water that has been getting behind the paint for years. We open the area, follow the moisture back to where it came in, remove every piece of decayed wood and rebuild the framing, sheathing, flashing and trim so the wall can shed water again. We serve homeowners across Kenmore and nearby Bothell and Lake Forest Park.
Before
AfterChase rebuilt with new sheathing
Why rot repair comes up so often in Kenmore
Kenmore homes from the 60s through the 80s often have hardboard or panel siding, and once water gets behind it the rot spreads fast. We find dry rot around windows, at the bottom of walls on the shaded uphill side, and behind decks attached without flashing. On lakefront homes, wind-driven rain finds every gap in caulk and trim. We remove all rotted siding, sheathing and framing, replace it with sound material, and fix the water source, whether it is missing flashing, a bad gutter or poor drainage.
Kenmore wraps around the north tip of Lake Washington where the Sammamish River flows in. Most of its homes were built from the 1960s through the 1980s: split-levels, ramblers and two-story houses on wooded slopes in Inglewood, Arrowhead, Moorlands and Uplake, with lakefront and view homes along the Juanita Drive side. Cedar lap, hardboard and T1-11 siding are common, and many homes have large decks facing the lake or the woods. Newer townhomes and apartments have gone up near downtown Kenmore and along Bothell Way, mixing modern construction into an older housing stock.
Kenmore gets weather from two directions. Homes near the lake catch wind-driven rain and fog rolling off Lake Washington, which hits lakeside walls and decks hard. Up the hills, tall evergreens keep siding and decks shaded, and moss grows quickly on north-facing surfaces. The Sammamish River valley at the city’s low end holds morning fog and damp air. Steady winter rain on wooded slopes means many Kenmore homes stay wet on at least one side from fall through spring.
Our crew comes out from our Woodinville office, and we also work in nearby Bothell, Lake Forest Park, Kirkland and Woodinville.
When to call about rot repair in Kenmore
- Wood that feels soft when you press it with a screwdriver
- Gaps, cracks or swelling at corners and window sills
- Mushroom-like growth, stains or a musty smell near walls
- Rot found by a home inspector before a sale
- Siding that bows, pulls loose or is stained below windows
Our rot repair process, step by step
Probe and document
We test soft areas with an awl and a moisture meter and photograph everything before we quote.
Find the leak
We trace where the water comes from, so the repair fixes the cause, not just the wood.
Cut out all the rot
Damaged siding, sheathing and framing come out back to solid, dry wood.
Rebuild and flash
New framing and sheathing, house wrap, and the flashing that was missing.
Close up and paint
Siding and trim to match, caulked and primed or painted. Debris hauled away.
Recent rot repair projects near Kenmore
What we do in Kenmore
Fascia and soffits
Clogged gutters and no drip edge keep the fascia wet all winter.
Window sills and trim
Cracked paint at the corners lets water into the end grain, so sills go soft first.
Siding at the corners
Corner boards and the bottom course hold water against the sheathing.
Columns and porch posts
Posts set on concrete wick water up and rot from the base.
Door thresholds and jambs
Doors without a sill pan leak into the subfloor and jamb.
Deck ledgers and rim joists
Where the deck meets the house, poor flashing rots the rim from inside.
Neighborhoods and permits in Kenmore
Homes along Juanita Drive and the lakefront take wind and spray off Lake Washington, so view decks and lakeside walls wear quickly. Inglewood and Arrowhead are hilly and heavily treed, with shade and moss on north walls and decks. Moorlands and Uplake are steep in places, sending runoff toward the uphill side of houses. Neighborhoods near Saint Edward State Park have mature forest close to the homes, while downtown has newer, denser construction.
Small like-for-like repairs usually don’t require a permit, while structural work, new decks and larger replacements usually do. The City of Kenmore handles residential permits, and lakefront or steep-slope lots can involve extra review. We check with the City of Kenmore before starting and keep you informed about what the job needs.
Repair options for rotted wood
| Option | When it fits | How long it lasts | Relative cost |
|---|---|---|---|
| Consolidate and fill | Shallow soft spots in trim that has not gone through the board | A few years, longer with good paint | $ |
| Replace the damaged section | Rot limited to part of a board, sill or corner | As long as new wood, when the leak is fixed | $$ |
| Replace the full board or trim run | Rot through the board or spread along it | 20+ years with flashing and paint | $$ |
| Rebuild framing and sheathing | Rot that reached studs, plates or sheathing | For the life of the wall, when the leak is fixed | $$$ |
What rot repair typically costs in Kenmore
| Project | Typical scope | Price range | Timeline |
|---|---|---|---|
| Small repair | A window sill, a corner board or one short trim run | $600 – $1,800 | 1 day |
| Medium repair | A section of siding and sheathing around a window or corner | $2,000 – $6,000 | 2–4 days |
| Large repair | Part of a wall opened up, with studs or plates replaced | $6,000 – $15,000 | 1–2 weeks |
| Whole-house rot work | Several areas around the house plus flashing upgrades | $15,000+ | 2+ weeks |
These are typical 2026 ranges we see for rot repair in Kenmore and nearby cities. Your price depends on what we find once the area is open, access and height, and the materials you choose. Every estimate is free, in writing and based on an on-site inspection with photos.
Rot repair in Kenmore: cost and timing
Most common causes
Paint and caulk that gave up
Once paint cracks at joints and end grain, wood soaks up rain and stays wet through the winter.
Missing or failed flashing
Roof-to-wall joints, window heads and deck ledgers without proper flashing feed water straight into the wall.
Wood too close to the ground
Siding, trim and posts that sit in soil, bark or splash zones never get a chance to dry.
What drives the price in Kenmore
The price of rot repair in Kenmore depends on how far the damage goes once the wall is open, how much framing has to be replaced, how high the work is and what siding and trim have to be matched. A window sill or a single corner is a short job; rot that has spread behind a whole wall takes more. You get a written price after the free inspection, and we show you photos before any extra work.
Typical timeline
Small rot repairs are usually done within a few days. Bigger jobs with framing, a full wall or several spots around the house tend to run a week or two, with weather and paint cure time setting the pace.
Backed by a 24-month workmanship warranty
Written scope
You know exactly what is included before work starts, with photos of what we found.
Our own crew
The people who quote your job are the people who do it, start to finish.
Clean site daily
Debris is hauled away and your yard is left the way we found it.
24 months covered
If our workmanship fails within two years, we come back and make it right.
What homeowners near Kenmore say
“This concerns the work of a company hired to fix some troublesome spots on our home. They were able to rebuild and refinish a window frame that had deteriorated from weather damage over the years. They did an excellent job. That one fix made the house look…”
“As a Condominium owner finding contractors that can work with multiple concerns at once is a challenge. The team at Eco Home Repair has been our go-to for several projects including deck and front porch repairs, siding replacement, chimney chassis repairs…”
“I hired Eco Home Repair to fix my front steps and landing, which had become badly rotted and unsafe. Alex was fantastic to work with from start to finish with great communication, clear expectations, and always responsive. The project included decking…”
5.0 average from 106 reviews on Google, Thumbtack, Angi, HomeAdvisor and Yelp. Read our reviews on Google.
Questions Kenmore homeowners ask about rot repair
Can you fix a lake-view deck in Kenmore?
How much does rot repair cost in Kenmore?
Will the rot come back?
Can you repair rot found in a home inspection?
Does homeowner insurance cover rot?
More from our crew in Kenmore
Rot repair near Kenmore
Tell us about your rot repair project in Kenmore
- Licensed, bonded & insured
- Free on-site estimates
- 24-month workmanship warranty
Book a free rot repair inspection in Kenmore
We inspect the damage on-site, show you photos of what we find and give you a written price before any work starts.