Granules in the gutters
Some loss is normal after a storm. Heavy, steady granule loss means the shingles are wearing through and the roof is in its last years.
Roofing · Roof replacement
Roof replacement across the Fraser Valley and Lower Mainland
Most roofs here were laid in the building booms of the 1980s, 90s and 2000s, and a lot of them are due. A full replacement means stripping the old roofing, checking and repairing the plywood, then a new underlayment, flashing, vents and roofing. Tell us what's on the roof now, roughly how old it is and what you're thinking of, and we'll send it to roofers who do that kind of work in your area.
- Architectural shingles about $5.50 to $9.50 per sq ft installed
- Standing seam metal about $13 to $22 per sq ft
- Time on site 1 to 5 days for most houses
- Permit usually not for a like-for-like re-roof
Warning signs
How serious is it?
Curling, cupping or cracked shingles
The asphalt has dried out. The roof may be watertight today but won't survive many more freeze-thaw winters, and repairs won't hold.
Moss that keeps coming back
Moss lifts shingle edges and holds water against the deck. On a 20-year-old roof it usually means replacement is near.
Soft spots or sagging
The plywood or framing under the roofing is wet and weakened. Replace before it fails, and budget for sheathing.
Daylight in the attic or stains on the deck
Water is already getting through. Stains on the rafters and sheathing mean the problem has been there a while.
Roof is 20 to 25 years old
Architectural shingles in the Lower Mainland typically last 20 to 30 years. An inspection will tell you whether to plan for next year or next decade.
Options
The main ways a roof gets replaced
| Approach | What it is | Good for |
|---|---|---|
| Full tear-off and new roof | Strip to the plywood, repair the deck, new underlayment, flashing, vents and roofing. | Almost every re-roof. The only way to see and fix the deck and flashing. |
| Layover (second layer) | New shingles installed over the existing single layer of asphalt shingles. | Rarely recommended here. Hides deck problems, voids some warranties and adds weight. Many roofers won't do it. |
| Change of material | Tear-off, then a different roofing: cedar to asphalt or metal, asphalt to metal, flat to a different membrane. | Owners planning to stay, cedar roofs at end of life, and anyone who wants to stop re-roofing every 20 years. |
| Partial replacement | One slope or section replaced, tied into the existing roof. | A damaged or shaded north slope on an otherwise sound roof. Colour match is approximate. |
Local conditions
Built for nine months of rain
The Lower Mainland gets well over a metre of rain a year and most of it falls between October and April. Roofs here rarely fail because the shingles wore out in the sun. They fail at the details: flashing that was never sealed, a valley that holds leaves, a plumbing boot that cracked, or a north slope that never dries and grows moss. A good replacement fixes all of that at once, because everything is exposed.
That's why two quotes for the same roof can be thousands apart. One is pricing new shingles on top of whatever is there. The other is pricing a complete system: tear-off, a plywood allowance, synthetic underlayment, ice and water membrane in the valleys and at the eaves, new step and counter flashing at every wall and chimney, new vents sized to the attic, and disposal. Make sure you're comparing the second kind.
What a good quote includes
- Full tear-off and disposal, with the number of existing layers
- Allowance for plywood or sheathing replacement, priced per sheet
- Underlayment type (synthetic or felt) and where ice and water membrane goes
- New flashing at walls, chimneys, skylights and valleys, not reused
- Ventilation: how many vents and whether intake at the soffits is adequate
- The exact product, colour and the manufacturer warranty tier
- Workmanship warranty length, in writing
- WorkSafeBC coverage, liability insurance and business licence
- Start date, days on site and how they protect the house and yard
Watch for: A price per square with no mention of tear-off, plywood or flashing. Shingles over a rotten deck or old flashing is the most common reason a new roof leaks in year two.
Costs
Typical roof replacement prices
| Job | Typical range | What moves the price |
|---|---|---|
| Architectural asphalt shingles | $5.50 to $9.50 per sq ft | The Lower Mainland standard. Three-tab $4 to $8, premium and class 4 $7 to $12 |
| Standing seam metal, steel | $13 to $22 per sq ft | Aluminum $18 to $28; metal shingles $12 to $22; ribbed exposed-fastener panels $8 to $14 |
| Cedar shakes | $12 to $22 per sq ft | Number 1 or premium grade; Fraser Valley quotes cluster lower, Vancouver higher |
| Two-ply torch-on SBS (flat) | $9 to $16 per sq ft | TPO $8 to $14, EPDM $7 to $13 |
| Synthetic shakes and slates | $12 to $22 per sq ft | Brava, Euroshield, DaVinci, Enviroshake class; concrete tile is quote-required |
| Tear-off and disposal, one layer of shingles | $1 to $3 per sq ft | Second layer adds about $0.50 to $1.50; cedar tear-off about $3 to $5 (one published source) |
| Plywood or sheathing replacement | $80 to $150 per 4x8 sheet | Priced per sheet as found; a full re-deck is about $2 to $5 per sq ft |
| Ventilation upgrade during the re-roof | $300 to $2,000 | Ridge vent, box vents and soffit intake sized to the attic |
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
Roof replacement questions
How long does a roof replacement take?
Most houses take one to three days once the crew is on site, longer for large, steep or cut-up roofs, cedar tear-offs, or when plywood needs replacing. Weather can pause the job; roofers tarp the open sections overnight.
Should I replace the roof before winter?
If the roof is leaking or shingles are failing, yes: leaks peak between December and March. Otherwise spring to fall is easier for scheduling, and the busiest months are March to September. Roofers work year round here, with tarps and weather windows.
Can new shingles go over the old ones?
A layover is possible on a single layer of flat-lying shingles, but most Lower Mainland roofers advise against it: it hides deck and flashing problems, adds weight, shortens the life of the new roof and can affect the manufacturer's warranty. A tear-off costs about $1 to $3 per sq ft more.
What's included in a good replacement quote?
Tear-off and disposal, a per-sheet plywood allowance, underlayment, ice and water membrane in valleys and at eaves, new flashing at every wall, chimney and skylight, vents sized to the attic, the exact product and warranty tier, a workmanship warranty, and proof of insurance and WorkSafeBC coverage.
Will a new roof change my insurance?
Often for the better. Many insurers ask the roof's age and may pay only depreciated value on roofs past 15 to 20 years. A new roof with the invoice and warranty on file can help at renewal. Ask your broker.
Often done together
Guides
Roof replacement by area
Metro Vancouver
- Vancouver →
- Surrey →
- Burnaby →
- North Vancouver →
- Coquitlam →
- Delta →
- Richmond →
- West Vancouver →
- White Rock →
- Port Coquitlam →
- New Westminster →
- Port Moody →
Fraser Valley
- Chilliwack →
- Abbotsford →
- Langley →
- Maple Ridge →
- Mission →
- Pitt Meadows →
- Hope →
- Agassiz →
- Harrison Hot Springs →
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