The short answer
There is no single sticker price for a new roof. It is driven by two things above all: how big your roof is, and what you cover it with. As a realistic 2026 ballpark for Metro Vancouver, a full replacement runs from about $8,000 for a small, simple asphalt roof to $60,000 or more for a large metal or cedar one, plus 5% GST. Most detached-home asphalt replacements land somewhere in the mid-teens to mid-twenties of thousands. Labour and materials here run higher than most of Canada, so treat national averages as a floor, not a target.
$8k-$60k+
Typical Metro Van replacement
$7-$30 / ft²
Installed, depending on material
+5%
GST on top of every quote
Installed cost by material (per ft² of roof, Metro Vancouver)
- Asphalt shingle — $7-$14 / ft²Lasts 15-25 yrs here, often the low end. The default, lowest-cost choice.
- Metal — $8-$30 / ft²Lasts 40-70 yrs. Highest upfront cost, often the last roof you buy.
- Cedar shake — $14-$30 / ft²Lasts 20-40 yrs, but only with regular treatment in our climate.
- Flat / torch-on — $10-$15 / ft²Lasts 15-30 yrs. Common on modern and low-slope BC homes.
Use the estimator below to turn those ranges into a ballpark for your own roof. Pick a material and drag the size to match your home, then read the range it gives you as a starting point for getting real quotes.
Roof replacement cost estimator
Metro Vancouver ballpark · 2025-26
Estimated range
$14,000 – $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.
What actually drives the price
Two quotes for the same house can differ by thousands, and it is usually not because one roofer is gouging you. These are the factors that move the number, so you know what you are paying for:
What you are really paying for
- Roof sizePriced in "squares" - one square is 100 ft². A bigger or multi-storey roof means more material and more labour.
- MaterialThe single biggest lever. Asphalt to metal can triple the price of the same roof.
- Pitch and complexitySteep, cut-up roofs with valleys, dormers, and skylights take longer to walk, flash, and make watertight.
- Tear-offStripping the old roof - often two layers - adds labour and disposal fees. It is common here because of moisture damage.
- Deck repairRotted plywood found once the old roof is off is replaced at extra cost. Our wet climate makes this routine on older homes.
- Underlayment, flashing and ventilationDone properly for the wet coast, these add cost but are what makes the roof actually last.
- Access and seasonTight lots and tall homes slow a crew down, and dry-season slots book up and can price higher.
The tear-off surprise
Until the old roof is off, nobody can see the deck underneath. On older BC homes, crews routinely find rotted plywood that has to be replaced before the new roof goes on. A good quote states a per-sheet price for deck replacement up front, so a soft spot does not become a surprise invoice halfway through the job.
A real example: an average Vancouver home
Take a typical Metro Vancouver detached house with roughly 2,000 ft² of roof. Re-roofed in mid-grade asphalt shingles, that job usually lands somewhere around $14,000 to $25,000 installed, plus GST. Put standing-seam metal on the same roof and you are looking at $30,000 to $50,000 or more - a much larger cheque, but a roof that can outlast two or three asphalt ones. Cedar and complex flat roofs sit in between or above, depending on grade and access.
~2,000 ft²
Average detached roof
$14k-$25k
Mid-grade asphalt, installed
$30k-$50k+
Standing-seam metal
Why BC costs more than the rest of Canada
If you have read a national price guide and our numbers look high, that is not a mistake. Two forces push Lower Mainland roofing above the Canadian average. First, labour: skilled crews here cost more, and Vancouver and Victoria run roughly 15-20% above the rest of the province. Second, climate: with about 1,200 mm of rain a year, a roof built cheap fails fast - so doing it properly, with better underlayment, proper attic ventilation, and moss-resistant detailing, is not an upsell, it is the job.
Roughly 40% above the national average
Local cost guides put BC roofing around 40% above the Canadian average once labour and materials are accounted for. So when you compare quotes, compare them to other BC quotes - not to a number you saw for Ontario or the Prairies.
Do you need a permit?
It depends on your municipality and the work. In the City of Vancouver, a straightforward like-for-like re-roof with no structural change generally does not require a building permit. But every city sets its own rules - Surrey, Burnaby, Coquitlam and the rest each differ - and anything structural, like changing the roofline or adding load for heavy tile or some metal systems, usually does need one. Confirm with your city before work starts.
Let the roofer handle it
A reputable roofer knows the local rule and pulls a permit when one is needed. If a contractor waves off permits entirely, or asks you to pull it yourself so they can skip an inspection, treat it as a red flag - not a saving.
How to get an accurate quote (and not overpay)
The estimator above gets you in the right ballpark. A real number comes from a roofer on your roof. Here is how to get quotes you can actually compare, and how to avoid paying for a corner that gets cut:
Before you sign anything
- Get 2-3 written quotesNever decide on one, and never on a figure scribbled in your driveway.
- Make sure each quote lists the same scopeMaterial and grade, tear-off, underlayment, flashing, vents, and a per-sheet deck-replacement price.
- Confirm WorkSafeBC coverage and liability insuranceRoofing is not a licensed trade in BC, so this is on you to check - before any work starts.
- Be wary of the lowest bid by a wide marginIt usually means a thinner scope or a corner cut that you pay for later.
- Never pay a large deposit up frontA modest material deposit is normal. Paying most of it before the work is done is not.
Vet your roofer in minutes
The four things every legitimate BC roofer must have, how to verify each one, and the red flags that mean walk away.
Read the hiring guideSkip the ten calls
Getting three quotes usually means calling a dozen companies and fielding the callbacks for weeks. You can skip that. Tell us about your roof once and we do the vetting for you - business registration, WorkSafeBC, and insurance all confirmed before a roofer ever reaches you - then match you with a single pre-checked local roofer who is the right fit for your job.
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Get my free matchFrequently asked questions
How much does a new roof cost in Vancouver?
A full replacement in Metro Vancouver typically runs from about $8,000 for a small, simple asphalt roof to $60,000 or more for a large metal or cedar one, plus 5% GST. Most detached-home asphalt replacements land in the mid-teens to mid-twenties of thousands. The price is driven mainly by roof size and material, and local labour runs higher than the national average.
How much does a metal roof cost in BC?
Metal roofing runs roughly $8-$30 per square foot installed, so on an average 2,000 ft² Vancouver home a metal roof often lands around $30,000-$50,000 or more. It costs far more upfront than asphalt, but it lasts 40-70 years - often the last roof the house ever needs.
Why is roofing so expensive in BC?
Two reasons: labour and climate. Skilled crews cost more here, with Vancouver and Victoria running about 15-20% above the rest of the province, and our 1,200 mm of annual rain means a roof has to be built properly - better underlayment, ventilation, and moss-resistant detailing - to survive. Local guides put BC roofing around 40% above the national average.
Do I need a permit to replace my roof in BC?
It varies by municipality. In the City of Vancouver, a like-for-like re-roof with no structural change generally does not require a permit, but other cities set their own rules and anything structural usually does. Always confirm with your local city hall before work starts - a reputable roofer will know the requirement and pull the permit when one is needed.
Is it cheaper to repair or replace my roof?
A few damaged shingles or one isolated leak is usually a repair. But patching a roof that is near the end of its life is a false economy - you pay for the repair and still need the replacement soon after. Widespread curling, heavy moss, multiple problems at once, or a roof past its lifespan all point to replacing it.
How can I lower the cost without cutting corners?
Choose mid-grade asphalt over premium materials if budget is tight, book outside the busy dry-season rush when you can, and always get two or three written quotes so you are comparing real scopes. What you should not cut: a proper tear-off, good underlayment, and ventilation - skipping those just buys you a second roof sooner.