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Roof types · Metal roofing

Metal roofing in the Fraser Valley and Lower Mainland

Metal is the roof more Lower Mainland homeowners ask about every year, and the one most often chosen to replace cedar. A standing seam steel or aluminum roof costs two to three times what asphalt shingles do, but it's the last roof most houses need: 50 years is a realistic expectation, moss doesn't get a grip, snow slides off, and it carries a Class A fire rating. There are three families to understand before you get quotes, and they're priced very differently.

Installed
$8 to $28 per sq ft
Lifespan here
About 40 to 60 years
Upkeep
Low
Upkeep cost
Occasional fastener and sealant checks; rinse off debris

Common brands and products: Vicwest, Westform, Agway Metals, Fraser Valley Metal Rolling, Interlock, Cascadia Metals, Metal Sales, Ideal Roofing

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Pros

What it does well

  • Lifespan of 40 to 60 years, with 40-year paint finishes on the better products
  • Moss and algae don't take hold the way they do on shingles
  • Class A fire rating, which FireSmart BC recommends
  • Sheds snow and handles wind well when fastened properly
  • Light weight, so no structural upgrade when replacing shingles or cedar
  • Good base for solar with non-penetrating clamps

Cons

What to weigh up

  • Two to three times the upfront cost of asphalt shingles
  • Fewer qualified installers, so quotes vary more
  • Standing seam on a cut-up roof with many hips, valleys and dormers gets expensive
  • Dents from heavy hail or dropped tools, and some profiles show oil-canning
  • Exposed-fastener panels need their screws and washers checked over the years
  • Walking on it for maintenance needs care
Best for: Owners planning to stay, cedar shake roofs at end of life, homes in wildfire interface areas, acreages, and anyone tired of re-roofing every 20 years.

In our climate

Metal and the wet coast

The main enemies of a roof here are moisture and moss, and metal shrugs off both. Water sheds fast, moss has nothing to root into, and the deck underneath stays dry as long as the underlayment and flashing were done properly. Condensation is the thing to design for: a metal roof over an attic needs the same balanced ventilation as any roof, and over a cathedral ceiling it needs a ventilated space or a proper underlayment so moisture can't condense on the cold metal.

Rain noise is a common worry. Over a sheathed, insulated attic the difference from shingles is small; it's the uninsulated metal roof on a shop or barn that's loud. The other thing to settle before signing is the paint system: PVDF (Kynar 500 type) finishes carry long fade and chalk warranties, while cheaper SMP (silicone-modified polyester) coatings are warranted mostly against peeling, not fading. Ask which one you're being quoted.

Rough budget

2,000 sq ft of metal

Installed, typical range
$26,000 to $44,000
Per square foot
$8 to $28 per sq ft
Same roof in asphalt shingles
$11,000 to $19,000

Before tear-off extras, plywood repairs, permits and GST. Steep or cut-up roofs cost more.

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Go deeper

Metal roofing in detail

Standing seam metal roofingVertical panels with concealed clips and raised seams: no exposed screws on the roof surface, the cleanest look and the longest life of the metal options.

Questions

Metal roofing questions

Is a metal roof noisy in the rain?

Over a sheathed, insulated attic, slightly more than shingles but less than most people expect. The loud metal roofs are uninsulated ones on shops and barns.

Can metal go over existing shingles?

Industry practice allows metal over one layer of flat-lying shingles with an underlayment, subject to the municipality and the manufacturer. Many Lower Mainland roofers still prefer a tear-off so they can see and fix the deck and flashing.

Standing seam, metal shingles or ribbed panels?

Standing seam hides the fasteners and lasts longest but costs most. Metal shingles mimic shakes or slate and suit cut-up roofs. Ribbed exposed-fastener panels are the budget option, better suited to shops and barns because the screws and washers need checking over time.

What's the difference between PVDF and SMP finishes?

PVDF (Kynar 500 type) finishes resist fading and chalking for decades and carry long colour warranties. SMP (silicone-modified polyester) is cheaper and its 40-year warranty mostly covers peeling, not fading. Ask which one is quoted.

Will solar panels work on a metal roof?

Standing seam is one of the best roofs for solar: panels clamp to the seams with no holes in the roof. Mission and Richmond require a permit for solar panel installation.

Compare

Other roof types

Asphalt shingles$5.50 to $9.50 per sq ft · About 20 to 30 yearsCedar shakes and shingles$12 to $22 per sq ft · About 20 to 30 years hereFlat and low-slope roofing$7 to $16 per sq ft · About 15 to 30 years depending on the membraneTile, slate and synthetic$12 to $22 per sq ft (synthetic) · About 50 years for synthetic and concrete tile, longer for slate

Guides

Metal roof vs asphalt shingles in BC: cost, lifespan and which to chooseMetal costs two to three times more than shingles up front in the Lower Mainland but lasts twice as long. The numbers, break-even, noise, moss, fire and resale.Metal roof cost in BC (2026): standing seam, metal shingles and panelsMetal roof prices in Metro Vancouver and the Fraser Valley: $13 to $22 per sq ft for standing seam steel, $12 to $22 for metal shingles, $8 to $14 for panels.Roof pitch explained: how to measure it, what 4:12 means and why it changes your quoteRoof pitch in ratios and degrees, how to measure it, the minimum slopes the BC Building Code allows for each material, and how pitch changes area and price.

Related services

Roof replacementTear off the old roof and install a new one in shingles, metal, cedar, flat membrane or tile, with new underlayment, flashing and vents.Roof repairFlashing, valleys, pipe boots, missing or lifted shingles, soft spots and small sections, fixed before they become a replacement.Attic ventilation and ventsRidge vents, roof vents, soffit intake and baffles, sized to the attic so the roof deck stays dry and the shingles last.

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