Roof Replacement Cost in Vancouver: What Affects the Price

You'll find plenty of average roof prices online, but they're not much use for planning. A figure that's about right for a one-storey bungalow in Burnaby can be far off for a steep, three-storey home on a North Shore hillside. The only number that matters is a quote for your roof, from a roofer who has actually looked at it.

What you can do is understand what drives the price, so you know what you're paying for and can compare quotes properly.

• Roof size: roofs are measured in “squares” of 100 square feet, and more roof means more material and labour
• Pitch: steeper roofs take longer and need more safety setup
• Height and access: multi-storey homes and tight or sloped lots make the job harder
• Material: asphalt shingles are usually the most affordable, while cedar shake and metal usually cost more upfront
• Tear-off: how many old layers need removing and disposing of
• Decking repairs: rotted or soft roof deck often only shows up once the old roof is off
• Details: chimneys, skylights, valleys, dormers and walls all need flashing work
• Ventilation: fixing poor attic ventilation helps a new roof last its full life
• Permits and approvals: rules differ between the City and District of North Vancouver, West Vancouver and other cities, and stratas have their own approvals

Each material is a trade-off between upfront cost, lifespan and upkeep. Asphalt shingles offer the best value for most homes. Metal costs more upfront but lasts the longest and sheds rain and moss well. Cedar shake gives a classic look but needs more maintenance in our damp climate. Flat and low-slope roofs need a membrane like torch-on or TPO.

See our asphalt shingle, cedar shake, metal and torch-on pages for more on each.

Two quotes can be very different simply because they cover different work. One might replace all the flashing while another reuses it, or one might include ventilation upgrades and decking allowances that another leaves out. Compare the scope line by line, not just the total. Our guide on how to choose a roofing company has a checklist.

• Replace the roof on your schedule, before it fails, instead of in an emergency after a leak
• Get an inspection first so you know how much life the roof really has left
• Ask for a written, itemized quote so you know exactly what's included
• Replace old skylights at the same time, so you're not opening up a new roof later
• Planning solar? Replace an ageing roof first so the panels don't have to come off again
• Keep the new roof maintained so it reaches its full lifespan

We give you a free, itemized written quote after looking at your roof, with the scope of work and the expected timeline spelled out, so the price you see is the price you pay. Every roof replacement is done by our own in-house crew and comes with our standard 10-year warranty, with extended coverage available as an upgrade. See our warranty page.