Four roof types cover almost every house between Vancouver and Hope: asphalt shingles, metal, cedar shakes and flat membranes, with a fifth group (tile and synthetic) on a small share of homes. Here is how they compare on price, life, upkeep and fit for the wet coast, so you can shortlist before you ask roofers for quotes.
The comparison at a glance
Prices are installed, before GST, from Lower Mainland roofers' published 2025 and 2026 rates. Lifespans are general industry ranges with coastal notes; see each roof type's page for the detail.
| Roof type | Installed, per sq ft | 2,000 sq ft roof | Expected life | Upkeep here | Fire rating |
|---|---|---|---|---|---|
| Architectural asphalt shingles | $5.50 to $9.50 | $11,000 to $20,000 | 20 to 30 years | Moss treatment on shaded slopes | Class A |
| Standing seam metal | $13 to $22 (steel) | $24,000 to $40,000 | 40 to 60 years | Very little; check sealants and snow guards | Class A |
| Metal shingles | $12 to $22 | $24,000 to $44,000 | 40 to 60 years | Very little | Class A |
| Cedar shakes | $12 to $22 | $25,000 to $50,000 | 20 years untreated, 30 or more treated | Regular cleaning, debris removal, treatment | Unrated unless treated |
| Torch-on, TPO or EPDM | $7 to $16 | $9,000 to $22,000 (1,500 sq ft) | 15 to 25 years | Keep drains clear, inspect seams | Varies by assembly |
| Tile and synthetic | $12 to $25 | $22,000 to $50,000 | 50 years or more | Low; tile needs a strong structure | Class A (most) |
Asphalt shingles: the default for a reason
Shingles are the cheapest roof to install and repair, every roofer carries them, and a good architectural shingle over synthetic underlayment with new flashing is a 20 to 30 year roof. Their weakness here is moss on shaded slopes and heat on poorly ventilated attics; both are manageable. Choose shingles when the budget matters, the roof is complex, or you may sell within 10 to 15 years. The shingle brand guide explains what to look for.
Metal: the long-life option
Standing seam and metal shingles cost two to three times as much as asphalt and last about twice as long. They shed moss, rain and snow, carry a Class A fire rating, and take solar panels without roof penetrations. Standing seam suits simple roofs; metal shingles handle hips, valleys and dormers better. Choose metal when you plan to stay 15 years or more, the roof is mossy or shaded, or you want to do this once. The metal versus shingles guide has the arithmetic and the metal cost guide the prices.
Cedar shakes: beautiful, demanding
Cedar is the traditional West Coast roof and still the best-looking one on the right house. It's also the most demanding. A UBC test roof near Maple Ridge showed untreated shakes failing at about 20 years while pressure-treated shakes were fully serviceable at 30; FireSmart BC rates untreated wood roofs as unrated and hazardous near forest. New cedar should be premium or No. 1 grade, pressure-treated, over proper ventilation, and cleaned regularly. Choose cedar when the house calls for it and you'll maintain it; otherwise read replacing a cedar shake roof for the alternatives.
Flat and low-slope membranes
Below about a 2:12 pitch, nothing but a membrane works. Two-ply torch-on SBS is the Lower Mainland standard and the most robust; TPO and EPDM are single-ply membranes that cost less and go on faster. Expected life is 15 to 25 years with maintenance, and the maintenance matters: clogged drains and ponding water kill flat roofs. The membrane guide compares the three.
Tile and synthetic
Concrete and clay tile last a lifetime but weigh a lot and need a structure built for them; few Lower Mainland roofers publish new-tile prices, so quotes vary. Synthetic shakes and slates (composite or rubber products) imitate cedar or slate at $12 to $22 per sq ft with 50-year warranties and Class A ratings available. They're a common choice for replacing cedar on a house where the look matters. Confirm the product's fire and wind ratings and the installer's experience; they're less common than shingles or metal.
Choosing by situation
- Budget and resale first: architectural shingles.
- Staying 15 years or more: standing seam or metal shingles.
- Shaded, mossy roof: metal, or heavier algae-resistant shingles with regular treatment.
- Replacing cedar: metal shingles or synthetic shakes for the look; standing seam or asphalt for the price.
- Flat or low-slope: torch-on SBS for the longest life, TPO or EPDM for the price.
- Wildfire interface (Mission, Hope, rural Abbotsford and Langley): any Class A roof, so not untreated cedar.
- Solar planned: standing seam, or shingles with the panels installed by a roofer-coordinated solar company. See roofing and solar.
What matters whichever you choose
Underlayment, flashing, ventilation and the roofer. Every type above fails early over reused flashing and a sealed attic, and every type lasts when installed carefully. Get three quotes for the same material and compare them line by line with the quote comparison guide, and use the cost guide to see whether the numbers are in range.
Common questions
What roof is best for a house I'm selling in a few years?
Architectural shingles. They're the cheapest roof that buyers and inspectors accept without question, and the premium for metal is hard to recover on a quick sale.
What roof is best if I'm staying 20 years?
Metal or a synthetic shake or slate, if the budget allows. Either outlasts two shingle roofs, sheds moss and carries a Class A fire rating.