The short answer
A typical 2,000 sq ft roof in the Lower Mainland costs about $11,000 to $20,000 in architectural asphalt shingles, $24,000 to $40,000 in standing seam metal, $25,000 to $50,000 in cedar shakes and $28,000 to $44,000 in synthetic shakes or slates. A 1,500 sq ft flat roof runs $9,000 to $22,000 depending on the membrane. All of that is installed, before plywood repairs, extras and GST, and all of it comes from prices Lower Mainland roofing companies published in 2025 and 2026.
Two things move every number on this page: the roof type, and what's under the old roof. The first you choose. The second nobody knows until the tear-off.
Installed price per square foot, by roof type
Roofers price in squares (100 sq ft) and quote per square foot of roof surface, not floor area. These are the overlapping ranges from the better-dated local sources, kept wide where roofers disagree.
| Roof type | Installed per sq ft | Lifespan here | Notes |
|---|---|---|---|
| Asphalt shingles | $5.50 to $9.50 per sq ft | About 20 to 30 years | Architectural (laminated) shingles. Premium and class 4 impact-rated shingles run about $7 to $12. |
| Metal roofing | $8 to $28 per sq ft | About 40 to 60 years | Budget shown for standing seam steel ($13 to $22). Aluminum standing seam $18 to $28, metal shingles $12 to $22, exposed-fastener ribbed panels $8 to $14. |
| Standing seam metal roofing | $13 to $22 per sq ft (steel) | About 50 years or more | Steel panels with a PVDF finish. Aluminum $18 to $28. Complex roofs with many hips and dormers run higher. |
| Cedar shakes and shingles | $12 to $22 per sq ft | About 20 to 30 years here | Number 1 grade or premium shakes. Fraser Valley quotes tend to the lower end, Vancouver and the North Shore higher. Tear-off of old cedar costs more than asphalt. |
| Flat and low-slope roofing | $7 to $16 per sq ft | About 15 to 30 years depending on the membrane | Budget shown for two-ply torch-on SBS. TPO $8 to $14, EPDM $7 to $13. Insulation, tapered insulation and drain work are extra. |
| Tile, slate and synthetic | $12 to $22 per sq ft (synthetic) | About 50 years for synthetic and concrete tile, longer for slate | Budget shown for synthetic shakes and slates. Concrete and clay tile new installs are rarely priced publicly here (one local roofer lists $12 to $25); natural slate $20 to $40. |
What a whole roof costs, by size
Multiply the roof area, not the house size. A 2,000 sq ft two-storey house with a simple gable might have 1,200 to 1,500 sq ft of roof; a 2,000 sq ft rancher with wide overhangs is closer to 2,400. Steeper pitches add area too: a 6:12 roof has about 12% more surface than its footprint, a 12:12 roof about 41%. The roof pitch guide shows how to work it out.
| Roof type | 1,500 sq ft | 2,000 sq ft | 2,500 sq ft | 3,000 sq ft |
|---|---|---|---|---|
| Asphalt shingles | $8,500 to $14,500 | $11,000 to $19,000 | $14,000 to $24,000 | $16,500 to $28,500 |
| Metal roofing | $19,500 to $33,000 | $26,000 to $44,000 | $32,500 to $55,000 | $39,000 to $66,000 |
| Standing seam metal roofing | $19,500 to $33,000 | $26,000 to $44,000 | $32,500 to $55,000 | $39,000 to $66,000 |
| Cedar shakes and shingles | $18,000 to $33,000 | $24,000 to $44,000 | $30,000 to $55,000 | $36,000 to $66,000 |
| Flat and low-slope roofing | $13,500 to $24,000 | $18,000 to $32,000 | $22,500 to $40,000 | $27,000 to $48,000 |
| Tile, slate and synthetic | $18,000 to $33,000 | $24,000 to $44,000 | $30,000 to $55,000 | $36,000 to $66,000 |
Roof area, not floor area: a 2,000 sq ft two-storey house often has about 1,200 to 1,500 sq ft of roof, a 2,000 sq ft rancher closer to 2,400. Before tear-off extras, plywood repairs, skylights, permits and GST. Prices from October 2026 quotes published by Lower Mainland roofers.
The extras that change the price
The quote you sign is rarely the invoice you pay, and the difference is usually plywood. Roofers can't see the deck until the shingles are off, so they quote an allowance per sheet and charge for what they actually replace. On a 1980s roof on its first re-roof, a few sheets is normal. A shaded north slope or a leak that's been running for years can mean a lot more.
| Job | Typical range | Notes |
|---|---|---|
| Tear-off and disposal, one layer of asphalt | $1 to $3 per sq ft | Included in most re-roof quotes; check |
| Second layer of old shingles | +$0.50 to $1.50 per sq ft | Layovers were common in the 1990s |
| Old cedar tear-off | $3 to $5 per sq ft | One published source; heavier, messier, more disposal |
| Plywood or sheathing replacement | $80 to $150 per sheet | Quoted as an allowance; you pay for what's actually replaced |
| Full re-deck | $2 to $5 per sq ft | When the old deck is skip-sheathing or rotten |
| Synthetic underlayment upgrade | $0.75 to $1.50 per sq ft | About $300 to $1,000 more than felt on a house |
| Ice and water membrane at eaves and valleys | $700 to $3,000 | Not required by code in the Lower Mainland's climate zone, but industry standard |
| Ventilation upgrade | $300 to $2,000 | Ridge vent, box vents, soffit intake |
| Skylight replacement while the roof is off | $900 to $1,800 each | Reusing an old skylight on a new roof is false economy |
| Permit fees | Usually none for a like-for-like re-roof | Where a permit applies, fees are set by the municipality and are a small part of the job |
Budget ranges in CAD before GST, from prices published by Lower Mainland roofers in October 2026. Your quotes are based on a site visit.
What repairs cost
If the roof isn't finished, a repair is a fraction of these numbers. The roof repair cost guide goes deeper; here are the published ranges.
| Job | Typical range | Notes |
|---|---|---|
| Small repair (a few shingles, a boot, exposed nails) | $300 to $600 | Most roofers have a minimum charge in this range |
| Leak repair | $400 to $1,500 | Finding and fixing one leak at flashing, a boot or a small area |
| Chimney or wall flashing | $400 to $1,800 | New step and counter flashing, not resealing |
| Plumbing vent boot | $250 to $600 | One of the most common leak sources on 15-year-old roofs |
| Valley repair | $600 to $2,500 | New valley metal or membrane and surrounding shingles |
| Partial re-roof (one slope or section) | $2,000 to $6,000 or more | Depends on area, access and tying into the existing roof |
Budget ranges in CAD before GST, from prices published by Lower Mainland roofers in October 2026. Your quotes are based on a site visit.
Gutters, skylights, soffits and the rest
Most of these are cheapest done with the roof, when the fascia is exposed and the crew is already there.
| Job | Typical range | Notes |
|---|---|---|
| Seamless aluminum gutters | $10 to $25 per linear foot | Whole house $1,500 to $4,000 |
| Gutter guards | $4 to $28 per linear foot | Mesh at the low end, micro-mesh at the high end |
| Soffit and fascia | $6 to $25 per linear foot | Thin published pricing; get it itemised |
| New fixed skylight | $1,500 to $4,500 | Replacement during a re-roof $900 to $1,800 |
| Moss removal and roof cleaning | $350 to $900 | Zinc strips about $3 to $6 per linear foot (one source) |
| Roof inspection | $150 to $400 | Written report with photos |
Budget ranges in CAD before GST, from prices published by Lower Mainland roofers in October 2026. Your quotes are based on a site visit.
Why two quotes for the same roof are thousands apart
Because they aren't for the same roof. Lower Mainland roofers who publish prices say the same thing: a quote that's far below the ranges above is usually missing something. The usual gaps:
- Tear-off versus layover. Shingles over old shingles save $1 to $3 per sq ft and hide the deck. Most roofers here advise against it. See roofing over existing shingles.
- No plywood allowance. The quote assumes a perfect deck. The invoice doesn't.
- Felt versus synthetic underlayment, and whether ice and water membrane goes in the valleys and at the eaves. The BC Building Code doesn't require eave membrane in the Lower Mainland's mild climate zone, but the roofing industry's standard does, and good roofers install it.
- Reused flashing. New step and counter flashing at every wall and chimney is a line item; reusing the old is where year-two leaks come from.
- Ventilation. A re-roof is the cheapest moment to add intake and exhaust. Quotes that don't mention it are leaving a problem in place. See roof ventilation.
- Product tier. "Architectural shingles" covers a wide range of products and warranties. The exact product should be named.
- Insurance and WorkSafeBC. A company without them is cheaper for a reason. See how to choose a roofer.
The quote comparison guide has the full line-by-line list.
How prices differ across the Lower Mainland
Roofers who publish city pricing put Surrey about 5 to 10% below Vancouver and Burnaby a few percent below Vancouver. No Lower Mainland roofer publishes rates for the North Shore, Abbotsford, Chilliwack or Mission. In practice North Shore quotes run at Vancouver levels plus surcharges for steep sites and access, and eastern Fraser Valley quotes come in at or a little below Surrey, which is why our area pages use Surrey as the valley benchmark. Steep pitch, many valleys and dormers, three storeys, tight access and heavy tree cover add 15 to 40% anywhere.
When you pay
Roofers typically take a deposit when the contract is signed, a payment when materials are delivered or the tear-off starts, and the balance on completion. For contracts signed at your home, BC's consumer protection law caps the deposit a direct seller can take and gives you 10 days to cancel for any reason. Financing through the roofer's partner is common; compare the rate with your own line of credit.
Is there any help with the cost?
There is no general roofing rebate in BC. The federal Greener Homes Grant closed in 2024. Two things do exist: the City of Mission's FireSmart rebate pays 50% of eligible work up to $1,000, and fire-rated roofing is on its list; and attic insulation, which is often topped up during a re-roof, qualifies for BC Hydro and CleanBC rebates of $0.02 per R-value added per sq ft (up to $900 from BC Hydro). Ask your roofer whether they work with a registered insulation contractor.
How we built these numbers
Every range comes from pages published by roofing companies that work in Metro Vancouver and the Fraser Valley, cross-checked against Canadian cost guides, in October 2026. Where sources disagreed we kept the range wide rather than picking a number. Where only one company publishes a price, the table says so. We update the page when prices move and show the review date at the top. Real quotes depend on your roof; this page is for budgeting, and for recognising a quote that's out of line.
Roof cost questions
How much does a new roof cost in BC?
For a typical 2,000 sq ft roof in the Lower Mainland: about $11,000 to $20,000 in architectural asphalt shingles, $24,000 to $40,000 in standing seam metal, $25,000 to $50,000 in cedar, and $9,000 to $22,000 for a 1,500 sq ft flat roof, before plywood repairs, extras and GST. Prices from roofers' published 2025 to 2026 rates.
How is roof area different from house size?
Roof area includes overhangs and pitch. A 2,000 sq ft two-storey house might have 1,200 to 1,500 sq ft of roof; a 2,000 sq ft rancher closer to 2,400. Roofers measure in squares (100 sq ft).
Why are quotes for the same roof so different?
Different scopes: tear-off versus layover, plywood allowance or none, synthetic versus felt underlayment, new flashing versus reused, ventilation included or not, warranty tiers, and whether the company carries WorkSafeBC and insurance. Compare line by line.
Is it cheaper to roof in winter?
Some roofers offer better pricing in the quieter months of November to February, and leaks won't wait. The trade-off is weather delays and the need for dry windows to seal shingles properly. Spring to early fall is the busy season.
Are there grants or rebates for a new roof in BC?
No general roofing rebate exists. The City of Mission's FireSmart rebate pays 50% up to $1,000 toward eligible work including fire-rated roofing. Attic insulation, often done with a re-roof, qualifies for BC Hydro and CleanBC rebates. The federal Greener Homes Grant closed in 2024.
How much should I budget for surprises?
Allow for plywood: roofers price it per sheet because they can't see the deck until the old roof is off. On a 1980s roof that's never been redone, a few sheets is normal; a shaded north slope or a long-running leak can mean many more.