Broadmoor Roofing — South Central Richmond Established Family Pocket

Broadmoor is an established south central Richmond neighbourhood between Williams Road and Steveston Highway. Most homes were built 1970 to 2000 with a substantial concentration of larger lot single family, 1980s and 1990s custom builds, and increasing custom rebuilds. Paragon covers all of Broadmoor with institutional quality work and family ownership since 2010.

Broadmoor sits in south central Richmond, bounded by Williams Road to the north, Steveston Highway to the south, No 2 Road to the west, and No 3 Road to the east. The Broadmoor name comes from the Broadmoor Shopping Centre at the corner of No 3 Road and Williams Road that anchored the original 1970s development. The neighbourhood reads as one of the largest established single family pockets in Richmond. Larger lots than the city centre. Mature canopy along streets like Forsythe and Lucas. A mix of architectural styles spanning four decades of build out.

The housing stock here is layered. Original 1970s single family in the inner streets. 1980s and 1990s custom builds with the architectural complexity typical of the era including multiple gables, decorative bay windows, and steep slope roofs. Some 2000s rebuilds. An increasing share of 2010s and 2020s custom rebuilds replacing the original 1970s stock. The neighbourhood trends premium and stable rather than transitional. Owners hold homes long term. Custom rebuilds are common but the overall character continues without dramatic redevelopment.

Roofing demand here is steady established single family work with a meaningful share of premium custom rebuild work. The 1990s and 2000s asphalt re roof cohort across the original 1970s homes is now 25 to 35 years old. 1980s and 1990s custom builds are at first cycle replacement on original cedar or premium asphalt. The 2000s custom builds are at 20 to 25 years and starting to need replacement on basic shingle installations. Marine exposure is moderate.

What we do in Broadmoor

1980s and 1990s custom build re roof work is distinctive

Broadmoor carries a substantial cohort of 1980s and 1990s custom builds with the architectural complexity typical of the era. Multiple gables and dormers. Decorative bay windows with their own small roof sections. Steep slope main roofs combined with shallow slope additions. Mixed roof materials on the original construction including cedar shake main sections with asphalt on additions. Decorative features like cupolas and turrets on the higher end homes. The replacement work on these homes is more complex than on simpler single family.

The complexity drives cost. A 4,000 square foot custom build with eight gables and three different roof slopes is a different job than a 2,500 square foot rancher with one gable and a single slope. Tear off takes longer because of the multiple sections. Flashing detail is more extensive at every valley, gable end, and dormer. Material waste is higher because of the cutting around complex geometry. The labour hours per square foot run 30 to 50 percent higher than on simple homes. We price these jobs based on actual site assessment rather than rough square foot estimates. The price difference is real but reflects the actual work.

Cedar conversion on Broadmoor custom builds

Many 1980s and 1990s Broadmoor custom builds carried original cedar shake roofs. Those roofs are now 30 to 40 years old. Most have been replaced once. Some are still original and at well past end of life. Owners have three replacement choices. Like for like cedar shake which is increasingly hard to specify because of quality cedar availability and cost. Conversion to asphalt for $20,000 to $34,000 which is the practical mainstream choice. Conversion to Enviroshake synthetic cedar for $32,000 to $58,000 which preserves the cedar aesthetic with 50 plus year lifespan.

The Enviroshake choice has become increasingly popular on Broadmoor custom builds because the architectural intent of the original cedar was the shake aesthetic. Conversion to standard asphalt always feels like a downgrade visually even when the asphalt is premium architectural. Enviroshake preserves the look while delivering modern lifespan and fire resistance. We have completed multiple Enviroshake conversion projects across Broadmoor and the adjacent Richmond premium pockets.

Custom rebuild cycle in Broadmoor

The 2010s and 2020s saw an increasing number of original 1970s Broadmoor homes torn down and rebuilt as larger custom homes. The new builds typically carry premium architectural asphalt or standing seam metal as the original installation. Those installations will be in service for 30 to 70 years depending on material choice. The neighbourhood character continues but the housing stock is gradually rebuilt at premium quality. We work with general contractors on the new construction roofing and direct with homeowners on first replacement of the rebuild cohort as they reach end of life.

Standing seam metal has been increasingly popular on Broadmoor custom rebuilds for several reasons. The modern architecture often pairs better with metal than with asphalt. The 50 to 70 year lifespan matches the long term ownership horizon. Wind resistance handles the moderate marine exposure better than asphalt. Concealed gutters and crisp ridge details suit the contemporary aesthetic. Standing seam metal at $28,000 to $52,000 versus premium architectural at $22,000 to $44,000 is a 25 to 30 percent premium for material that lasts roughly twice as long.

Marine exposure specification on Broadmoor

Richmond proximity to the ocean affects all roof work in the city. Broadmoor sits in central Richmond between the Strait of Georgia and the Fraser River. Marine exposure is moderate, less intense than Seafair or Steveston but real. Salt air carries inland on prevailing westerly winds. Marine humidity supports moss growth on shaded sections. Wind loading on roof edges is moderate. Roof specification needs to handle the exposure. Stainless or copper flashing in exposure zones rather than galvanized. Marine grade fasteners on all flashing details. Class H wind warranty shingles or standing seam metal for the higher exposure custom rebuilds. We include these upgrades on every Broadmoor project as a standard inclusion.

Broadmoor roof replacement cost in 2026

Broadmoor sub areas we cover

• Broadmoor central, the residential interior with mature canopy
• Forsythe corridor, established single family with custom builds
• Lucas Road area, 1980s and 1990s custom build concentration
• Williams Road corridor, the northern boundary with mixed residential
• Steveston Highway corridor, the southern boundary
• Broadmoor Shopping Centre area, the central anchor and adjacent residential
• No 3 Road corridor, the eastern boundary near Brighouse

Adjacent areas we serve

Steveston(south). Brighouse(north east). Thompson(north west). Seafair(west). Ironwood(south east). From the same crews. Richmond coverage end to end.

Why Broadmoor homeowners choose Paragon

Family owned since 2010. Dual CertainTeed Master Roofer and IKO Master Roofer certified. 120+ five star reviews. Established single family expertise. 1980s and 1990s custom build experience with complex geometry. Custom rebuild capability. Standing seam metal and synthetic slate specialists. Cedar conversion to Enviroshake specialists. Marine exposure specification standard. Free on site estimates with detailed written quotes. 20 year workmanship warranty on replacements. Sheathing replacement allowance with per sheet pricing transparency. No surprise extras. Paragon HQ at 12233 92 Avenue in Surrey serves all of Broadmoor and south central Richmond.

Frequently Asked Questions

Paragon Roofing BC — Trusted Lower Mainland roofing contractor
Broadmoor central · Forsythe corridor · Lucas Road · Williams Road · Steveston Highway · Broadmoor Shopping Centre · No 3 Road
604‑358‑3436 · Book Inspection · Richmond Services · Standing Seam Metal · Cedar Conversion