Areas · Langley, BC
Roofing companies in Langley
Langley covers two municipalities and every kind of roof: 1980s and 90s subdivisions in Walnut Grove and Murrayville that are on their second asphalt roof, acreages in Brookswood and Campbell Valley with cedar shakes under big trees, the newest townhouses and houses in the region in Willoughby, heritage homes in Fort Langley, and the older bungalows of the City of Langley and Aldergrove. The City and the Township give different answers on permits.
- Permit City of Langley says no permit for re-roofing; the Township publishes no statement, call 604-533-6018
- Prices close to Surrey levels
- Common roofs asphalt shingles, cedar on acreages, metal on rural and new builds
- Strata Willoughby complexes approaching first re-roofs
Local conditions
Two municipalities, five kinds of neighbourhood
Walnut Grove and Murrayville were built in the 1980s and 90s with the shingles of the day, and most are now on or due for their second roof. Brookswood and Campbell Valley acreages often still have the original cedar, shaded by the trees that make them worth living on, and are the Township's biggest market for cedar-to-metal and cedar-to-synthetic replacements. Willoughby's 2000s and 2010s townhouse complexes are approaching their first re-roofs, which strata councils are starting to budget for.
The City of Langley's residential permit guide says roofing repairs and re-roofing need no permit, with a third-party inspection recommended. The Township of Langley publishes no equivalent statement; its guides say a permit is needed to alter or repair a building and point owners to its building department. Fort Langley's heritage conservation area may have its own expectations about visible roofing materials.
Most requested in Langley
By neighbourhood
The roofs in each part of Langley
| Neighbourhood | Typical homes and roofs | Common roofing work |
|---|---|---|
| Walnut Grove and Murrayville | 1980s and 90s subdivisions on their second asphalt roof | shingle replacementventilationgutters |
| Brookswood and Campbell Valley | Acreages with 1970s homes, cedar roofs under big trees | cedar to metalcedar to syntheticmoss and debris |
| Willoughby and Yorkson | 2000s to 2020s townhouses and houses approaching first re-roofs | strata re-roofsshingle replacementskylights |
| Fort Langley | Heritage homes and a conservation area | heritage-sensitive re-roofssynthetic shakes and slateflashing |
| City of Langley and Aldergrove | 1960s to 80s bungalows and ranchers | shingle replacementtorch-on on low-slope sectionsgutters |
Costs
Rough roofing prices in Langley
Adjusted for typical Langley pricing, which tends to run lower than the Lower Mainland average.
| Job | Typical range | What moves the price |
|---|---|---|
| New roof, architectural shingles (2,000 sq ft) | $11,000 to $19,500 | Tear-off of one layer included by most roofers; plywood repairs extra |
| New roof, standing seam metal (2,000 sq ft) | $23,500 to $39,000 | Steel with a PVDF finish; aluminum and complex roofs run higher |
| New roof, cedar shakes (2,000 sq ft) | $24,500 to $49,000 | Valley quotes at the low end, Vancouver and North Shore at the high end |
| Flat roof, two-ply torch-on (1,500 sq ft) | $14,500 to $23,500 | TPO and EPDM cost less; insulation and drains extra |
| Roof leak repair | $392 to $1,500 | Flashing, boots and small areas; emergency tarping $350 to $1,000 |
| Seamless aluminum gutters, typical house | $1,500 to $4,000 | About $10 to $25 per linear foot; downspouts $100 to $300 each |
| Moss removal and roof cleaning | $343 to $882 | Soft wash and treatment; pressure washing shortens shingle life |
| Roof inspection with written report | $147 to $392 | Photos, condition, remaining life and a repair list |
Budget ranges in CAD before GST, from prices published by Lower Mainland roofers in October 2026. Your quotes are based on a site visit.
Questions
Langley roofing questions
How much does a new roof cost in Langley?
As a rough guide, replacing 2,000 sq ft of roof in Langley runs about $11,000 to $18,500 in architectural asphalt shingles and $25,500 to $43,000 in standing seam metal, before tear-off extras, plywood repairs and GST. Steep, cut-up or hard-to-reach roofs cost more. The cost guide has every roof type.
Do I need a permit to replace my roof in Langley?
Langley has two municipalities with different answers. The City of Langley says in writing that roofing repairs and re-roofing need no building permit (a third-party roof inspection is recommended). The Township of Langley publishes no statement about re-roofing; its guides say a permit is needed to alter or repair a building, so call Permits, Licences and Inspections (604-533-6018) before starting work in the Township. Rules change, so confirm with the municipality before you start. Our Langley roofing permit page has the details and the official link.
How many roofers will contact me?
Up to 3. We only send your request to vetted roofing companies that cover Langley and do your kind of work.
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