1. It has simply reached its age
Every roof has a clock, and the material sets it. The catch in British Columbia is that our climate runs that clock fast. Constant moisture and moss mean a roof here often will not reach the lifespan it would in a drier part of Canada, so the first question is simply: how old is it, and what is it made of?
Typical roof lifespans in BCâs coastal climate
- Asphalt shingle15-25 years, and often the lower end here
- Cedar shake20-40 years, but only with regular treatment
- Metal40-70 years
- Flat / torch-on (modified bitumen)15-30 years
The Vancouver discount on roof life
Manufacturers rate asphalt shingles for 20-25 years, but on the wet coast many start leaking at 18-22. If your roof is past 15 and you are seeing any of the signs below, do not wait for the brochure date to catch up with reality.
2. Moss has moved in (the Vancouver special)
Drive any Lower Mainland street and you will see it: green moss creeping up north-facing slopes. It is not just ugly. Moss holds water against your shingles long after the rain stops, and on our coast the roof barely gets a chance to dry out between systems.
That trapped moisture lifts and curls shingle edges, lets wind get underneath, and works water down under the deck. On cedar, it speeds up rot directly. Vancouver gets roughly 1,200 mm of rain a year, so moss thrives here in a way it never does in drier climates, which is exactly why a mossy roof is a bigger warning sign locally than the national guides let on.
Why moss is worse than it looks
Roofing-industry research confirms moss physically lifts shingle edges and traps moisture against the roof, the precise mechanism that shortens its life. A light dusting can be cleaned and treated. Thick growth that has already curled the shingles usually means the damage underneath is done.
3. Shingles are curling, cracking, or going missing
Look up after a windstorm. Shingles that curl at the edges, crack, buckle, or go missing mean the surface that keeps water out is breaking down. A handful of replaced shingles is a repair. Widespread curling across the whole roof is a replacement.
The granule myth: do not panic over a little grit
Finding granules in your gutters does not automatically mean your roof is dying. On a newer roof, shedding loose "rider" granules is normal and settles within a few months - the shingle makers themselves confirm this. It becomes a real warning sign when you see bare, shiny asphalt or bald patches on the shingles, or when the loss keeps coming on a roof that is already aging.
4. Water is getting inside
The most obvious sign is also the most urgent. Brown rings on a ceiling, stains running down a wall, a damp or musty smell, or daylight showing through the boards in your attic all mean water has found a path past the roof. In BC, poor attic ventilation makes it worse: warm indoor air condenses under a cold roof deck and quietly rots it from below, even when the shingles still look fine from the street.
Active leak? Move now
Once water is inside, every rainfall makes it worse, rotting the deck, the insulation, and the framing. Do not wait for a dry spell to deal with it. Get a roofer out to assess before the next storm.
5. The roofline is sagging
Stand across the street and look at the ridge and the slopes. They should be straight. A visible dip, wave, or sag means moisture has already rotted the wood decking underneath, or even the structure below it. This is the most serious sign on the list and the one that cannot wait. A sagging roof is well past patching.
Quick check: do you need a new roof?
Tick the signs you can see from the ground or your attic. This is not a substitute for a professional inspection, but it will tell you how worried to be.
Quick self-check
Tick everything you can see from the ground or the attic
0 of 6 signs ¡ Your roof sounds healthy
No major warning signs. Keep an eye on it each spring and clear moss early, before it takes hold.
What a new roof costs in Metro Vancouver
There is no single price - it depends on your roofâs size and the material. As a rough guide, a full replacement in Metro Vancouver runs from about $7,000 for a small asphalt roof to $60,000 or more for a large metal or cedar one. Labour here runs higher than most of Canada, so treat national averages as a floor, not a target. Use the estimator below to get a ballpark for your home.
$7k-$60k+
Typical Metro Van replacement range
2-3
Written quotes worth getting
+5%
GST on top of every quote
Roof replacement cost estimator
Metro Vancouver ballpark ¡ 2025-26
Estimated range
$14,000 â $28,000
plus 5% GST ¡ Asphalt shingle, lasts ~15-25 yrs in BC
Ballpark only, based on 2025-26 Metro Vancouver roofing guides. Real quotes vary with roof pitch, complexity, tear-off, and material grade, and labour here runs higher than most of Canada. Always get 2-3 written quotes before you decide.
Before you hire: avoid the storm-chasers
A failing roof attracts a particular kind of trouble. The Better Business Bureau warns that home-improvement scams remain common in BC: crews going door to door after a storm, pressuring you to decide today, demanding a large deposit up front, then doing shoddy work or vanishing. One North Vancouver homeowner lost $4,500 this way.
Roofing is not a licensed trade in BC, so anyone can print a logo and knock on your door. The defence is simple: never hire under pressure, never pay large sums up front, and always confirm WorkSafeBC coverage and liability insurance before any work starts.
Know how to vet a roofer first
The four things every legitimate BC roofer must have, how to verify each in minutes, and the red flags that mean walk away.
Read the hiring guideOr skip the ten calls entirely
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Get my free matchFrequently asked questions
How long does a roof last in Metro Vancouver?
It depends on the material, and our wet coast tends to push toward the lower end. Asphalt shingles last roughly 15-25 years here (often the low end because of rain and moss), cedar shake 20-40 years with regular treatment, metal 40-70 years, and flat or torch-on roofs 15-30 years.
How much does a new roof cost in Vancouver?
A full replacement in Metro Vancouver typically runs from about $7,000 for a small asphalt roof to $60,000 or more for a large metal or cedar one, plus 5% GST. The price is driven by roof size and material, and local labour runs higher than the national average. Always get 2-3 written quotes.
Is moss on my roof a serious problem?
In BC, yes. Moss traps moisture against the shingles, lifts and curls their edges, and rots cedar - and our wet climate lets it grow far more aggressively than in drier provinces. Light growth can be cleaned and treated, but thick moss that has already curled the shingles usually means the damage is done.
Are granules in the gutter a sign I need a new roof?
Not on their own. On a newer roof, shedding loose granules is normal and settles within a few months. It signals a problem when you can see bare, shiny asphalt or bald patches on the shingles, or when the loss keeps coming on a roof that is already aging.
Should I repair or replace my roof?
A few damaged shingles or a single isolated leak is usually a repair. Widespread curling, heavy moss, multiple signs at once, or a roof past its lifespan point to replacement. A visibly sagging roofline means replace, and do not wait.