Vancouver & the Lower Mainland
Roof replacement costs in Vancouver
A full residential roof replacement in Vancouver typically runs $11,000 to $24,000, or roughly $4.50 to $10 per square foot for asphalt shingles installed. Our rain is the reason the spec here differs from the rest of the country: 1,200mm a year means upgraded underlayment and ice-and-water shield, which adds $1,000 to $2,000 but is what stops the roof failing early.
What it costs
| Asphalt shingles installed | $4.50 – $10 / sq ft | Architectural shingles cost more than basic 3-tab and last longer |
| Full residential replacement | $11,000 – $24,000 | Typical Lower Mainland home; larger or complex roofs go higher |
| Upgraded underlayment / ice-and-water shield | +$1,000 – $2,000 | Effectively standard here given our rainfall |
| Permit and disposal | $200 – $400 permit · $800 – $1,500 disposal | Tearing off old layers is heavy and dump fees are real |
Typical Lower Mainland ranges for planning purposes — every project is quoted individually after a free site visit.
What actually drives the price
- Layers being removed — every existing layer of shingle is more labour and more disposal weight
- Roof pitch and complexity — steep roofs need fall protection, and valleys, dormers and skylights all mean more flashing and more cutting
- Material choice — cedar and metal cost substantially more than asphalt, though both last longer
- What's under the shingles — rotted sheathing is common on older Vancouver roofs and can't be priced until the tear-off starts
Common questions
How long does a roof last in Vancouver?
Asphalt shingles typically give 15 to 25 years here. Our rain and moss are harder on roofs than dry climates, and moss left to grow lifts shingles and shortens that considerably.
Can I just go over the old shingles?
Sometimes it's allowed, but it hides whatever the deck is doing underneath and adds weight. Most reputable roofers here recommend a full tear-off, and it's the only way anyone can see the sheathing.
When is the best time to reroof?
Late spring to early autumn. Shingles seal properly in warmer weather, and you don't want an open roof during a Lower Mainland downpour.
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