How much does a roof replacement cost in Vancouver (really)?
In Vancouver, a full roof replacement in 2025 typically runs CAD $7–$30 per square foot (most detached homes land around $12–$22), plus 5% GST; price swings come from material (asphalt vs. metal), slope/complexity, tear-off/repairs, access, and code-driven upgrades. ( [NerdWallet][1] )
- Get 2–3 itemized quotes.
- Confirm scope: tear-off, underlayment, flashing, vents.
- Ask for exact material specs and warranties.
- Lock in schedule, waste & safety plan.
- Verify taxes, permits, and payments.
| Factor | Typical Range | Note |
|---|---|---|
| Material (installed) | Asphalt $4–$7/ft²; Metal $7–$30/ft² | Vancouver sees higher end for complex roofs. ( [NerdWallet][1] ) |
| Tear-off & disposal | $1–$3/ft² | Heavier/layered shingles cost more. |
| Repairs & upgrades | $500–$5,000+ | Decking, ventilation, skylight re-flash. |
| Taxes & admin | 5% GST | PST handled under “real property contractor” rules. ( [Canada.ca][2] , [Government of British Columbia][3] ) |
I’m Harman from Paragon Roofing BC in Vancouver. Let’s cut through the fog and price your project accurately—without the guesswork. Below is the insider’s guide I use to help homeowners budget with confidence, written with clear, high-signal explanations and varied cadence so it reads like a human (because it is), not a brochure.
What drives roof replacement cost in Vancouver (really)
Material choice is the biggest lever. Three broad buckets dominate Vancouver:
- Asphalt shingles: Canada-wide, installed costs commonly $4–$7/ft² depending on shingle class and accessories. They’re the budget pick, with 15–30-year lifespans in typical conditions. ( [NerdWallet][1] )
- Metal (steel or aluminum shingles or standing seam): Installed $7–$30/ft² depending on system, gauge, and profile. You pay more upfront for 40–70-year service life and better storm resilience. ( [NerdWallet][1] )
- Flat/low-slope membranes (TPO/EPDM/elastomeric): For carports, additions, or modern roofs: ~$11–$23/ft² by membrane type and detailing. ( [RenoAssistance][4] )
Size, slope, and complexity quietly add thousands. A simple 5:12 gable re-roofs faster and cheaper than a steep, cut-up roof with dormers. Extra facets mean more linear feet of ridge/valley and more flashing transitions, which consumes labour and accessories (caps, W-valley metal, ice/water membranes).
Tear-off vs. overlay. Removing one or two layers adds labour and disposal. Overlay (shingles over shingles) may look cheaper, but I generally won’t recommend it here—hidden deck issues and Vancouver’s moisture load make proper tear-off, inspection, and re-sheeting the smarter play long-term.
Underlayment and ventilation upgrades. High-temp underlayment, synthetic felts, and balanced intake/exhaust often swing hundreds to a few thousand dollars, but they also stabilize shingle temps and reduce condensation risk—big in a marine climate.
Access and safety. Tight lanes, laneway houses, and limited staging can add setup time. On steep slopes, expect more guardrail and tie-off staging. Winter installs sometimes require tenting or temporary heat on membranes, which affects labour.
Market conditions. Materials and labour don’t stand still. Q2 2025 residential construction costs were up ~1.0% quarter-over-quarter (3.7% year-over-year) nationally, with trades citing metal-related components among the risers—relevant for steel flashings and standing seam accessories. ( [Statistics Canada][5] )
How much should you actually budget?
Use these conservative planning bands for a typical detached Vancouver house:
- Asphalt architectural shingles(full tear-off, standard details): $9–$14/ft² all-in on many homes. The low end assumes good access and clean decking; the high end covers steeper pitches, complex valleys, or extensive flashing work. (Cross-checked to the Canada-wide ranges above.) ( [NerdWallet][1] )
- Steel or aluminum systems(interlocking shingles or standing seam): $14–$24/ft² on most residential slopes; premium colours/gauges and intricate hems/closures can push higher. (Anchored to the national $7–$30/ft² span for metal.) ( [NerdWallet][1] )
- Low-slope membranes(TPO/EPDM/elastomeric, residential scale): $12–$20/ft² typical. ( [RenoAssistance][4] )
Rule-of-thumb totals: A 2,000-ft² roof (measured on the deck, not floor area) pencils roughly:
- Asphalt: $18,000–$28,000
- Metal: $28,000–$48,000
- Membrane: $24,000–$40,000
These ballparks assume one tear-off layer, standard flashing package, balanced ventilation, and no structural repairs. If we find rotten decking or you’re adding skylights/insulation, factor $500–$5,000+ for corrections and upgrades.
Taxes, permits, and paperwork (so you’re not surprised)
- GST: Vancouver roof replacements charge 5% GST on taxable supplies. ( [Canada.ca][2] )
- PST: In B.C., real property contractor rules apply. Contractors generally pay PST on materials used to improve real property and may only charge PST to customers in certain circumstances (e.g., direct retail of goods). The practical upshot for most re-roofs: you’ll clearly see GST; PST is handled per the contractor rules and embedded in material pricing. ( [Government of British Columbia][3] )
- Permits: The City of Vancouver lists “installing roofing, gutters, or drain-pipes” under projects that don’t require a permit —so long as the work is non-structural. Structural repairs, additions, or changes in use are different; when in doubt, we confirm with the Development and Building Services Centre. ( [City of Vancouver][6] )
Where quotes diverge (and how to compare apples to apples)
Two quotes can be $6,000 apart and both be “correct” on paper. Here’s where that delta hides:
- Underlayment class: Standard synthetic vs. high-temp SBS in valleys and eaves.
- Ice & water shield coverage: Eaves only vs. full valleys, rakes, penetrations.
- Flashing spec: Painted 26-gauge vs. heavier 24-gauge with hemmed drip.
- Ventilation math: Passive vents tossed in vs. calculated NFA with matched intake.
- Fastener schedule: Generic nails vs. manufacturer-specified fasteners and spacing.
- Waste factor & overage: Tight take-off vs. generous allowances for cuts and blends.
- Skylights & chimneys: Proper curb height, saddles, and counter-flashings included—or not.
Ask each estimator to itemize materials by brand/model, underlayment class, flashing gauge, ventilation plan, and exactly how they’ll treat penetrations and transitions. That turns “price shopping” into scope matching.
Ways to save without sabotaging the roof
- Bundle sensible upgrades. Re-roof day is the moment to fix ventilation, add attic baffles, or re-flash skylights. Doing it later costs more.
- Keep access clear. Good staging (driveway, street parking permits for the bin) shaves hours.
- Choose resilient colours. Mid-tone shingles hide scuffs and dust better than extremes, reducing the urge to “over-clean” later.
- Time the job smartly. Shoulder seasons can be kinder on schedule and crew availability.
- Look for energy rebates only where relevant. If you’re pairing a re-roof with solar and battery, BC Hydro currently offers up to $5,000 for PV and up to $5,000 for storage(caps and eligibility apply). ( [BC Hydro][7] )
“People also ask” — straight answers from the roof
How much does a new roof cost in Vancouver in 2025?
Most detached homes fall between $18,000 and $40,000, depending on material and complexity. Asphalt at the lower end; metal higher. Per-square-foot ranges are about $7–$30 installed across Canada, and Vancouver tends to price toward the mid-to-upper bands on complex roofs. ( [NerdWallet][1] )
Is metal worth the premium here?
In our rain-heavy, wind-gusty climate, yes for many homes. Metal’s longer life (often 40–70 years) and better wind/impact performance can beat two shingle cycles, especially on exposed ridgelines. Upfront cost is higher; lifecycle math often favours metal when you plan to stay. ( [NerdWallet][1] )
What’s the cheapest roof that still performs in Vancouver rain?
A quality architectural asphalt system with proper high-temp membranes at eaves/valleys, correct ventilation, and meticulous flashing. Keep the scope tight, not flimsy: the labour to redo leaks dwarfs any “savings” from thin underlayment.
Do I need a permit for a roof replacement?
For non-structural re-roofing, the City of Vancouver lists roofing among projects that don’t require a permit. If we alter structure, change use, or add dormers/skylights beyond typical re-flash, we check first. ( [City of Vancouver][6] )
How do taxes work on a re-roof?
Expect 5% GST on the taxable supply. PST is governed by B.C.’s real property contractor framework; contractors generally pay PST on materials used in contracts rather than charging PST on the installed work, with exceptions when selling goods directly. ( [Canada.ca][2] , [Government of British Columbia][3] )
How long will a new roof last in Vancouver?
Asphalt: 15–30 years if ventilated and detailed well. Metal: 40–70 years with periodic fastener/ sealant checks as needed. Membranes: 25–35 years depending on type and UV exposure. ( [NerdWallet][1] , [RenoAssistance][4] )
Can I re-roof over old shingles to save money?
Technically possible in some cases, but I rarely endorse it here. Vancouver’s moisture and the risk of covering soft decking make tear-off + inspection the better long-term value.
Will insurance help pay for a roof?
Typically not for age/maintenance replacement. Sudden, covered perils (e.g., wind storm damage) may be different. Your broker’s policy terms govern.
How long does the job take?
Most single-family re-roofs: 1–3 days for asphalt, 2–5 days for metal, depending on crew size, access, and weather windows.
What hidden costs should I anticipate?
Deck repairs under old leaks, chimney cricket additions, new vent baffles, and unforeseen plywood replacement. A serious estimator will line-item allowances so surprises don’t wreck the budget.
The estimator’s worksheet (use this to sanity-check your quote)
- House/roof access plan (bin location, power, staging).
- Tear-off layers and disposal included (tonnage or flat rate).
- Decking: per-sheet rate and triggers (rot, gaps >⅛”).
- Underlayment: synthetic class + high-temp SBS at eaves/valleys/penetrations.
- Ice & water membrane coverage: linear feet and locations.
- Flashings: gauge, colour, hemmed edges, kickouts, back-pans.
- Valleys: open metal valley spec vs. closed-cut.
- Ventilation: required NFA calc with specified intake/exhaust components.
- Penetrations: boots, stack heights, furnace/water-heater B-vent clearances.
- Skylights: re-flash kit model, curb height, saddles as needed.
- Safety: fall protection, site fencing if applicable, daily cleanup.
- Warranty: workmanship (years) + manufacturer (product/prorated/transferable).
A quick word on pricing volatility
The cost to “put on a roof” is actually the cost to build a weather system around your home. That system lives or dies on detailing. Prices shift when trade wages rise and when metal-related components spike, and both have been factors through mid-2025. Good scope beats the lowest line-item every time. ( [Statistics Canada][5] )
Sources & helpful references
- Roof cost ranges (Canada-wide, 2024/25): Asphalt $4–$7/ft², Metal $7–$30/ft² —context for Vancouver pricing. ( [NerdWallet][1] )
- Flat/membrane costs (2025): TPO/EPDM $11–$14.5/ft², Elastomeric $19–$23/ft². ( [RenoAssistance][4] )
- GST (B.C. 5%): federal rate and place-of-supply rules. ( [Canada.ca][2] )
- PST framework (real property contractors): how PST is handled on installed work vs. retail goods. ( [Government of British Columbia][3] )
- City of Vancouver permits: roofing listed among projects that don’t require a permit when non-structural. ( [City of Vancouver][6] )
- Construction cost momentum (Q2 2025): residential index +1.0% q/q, +3.7% y/y. ( [Statistics Canada][5] )
- Energy rebates (if pairing solar/battery with a re-roof): BC Hydro up to $10,000 combined, with caps and eligibility. ( [BC Hydro][7] )
- IKO guidance noting B.C./Vancouver ranges and climate context for roofing decisions. ( [IKO North America][8] )
Author
Written by Harman, Roofer, Paragon Roofing BC (Vancouver).
I install and specify roofs across Metro Vancouver’s microclimates—from salt-kissed Point Grey to snowier North Shore slopes. If you want my eyes on your take-offs, I’m happy to review your scope line-by-line so the number you accept is the number you pay.
Author bio: Harman leads residential and light-commercial re-roofs for Paragon Roofing BC. Trained on CSA-compliant practices and manufacturer install specs, with thousands of squares installed around Metro Vancouver. Focus: long-lived assemblies, clean detailing, and homeowner clarity. — roof replacement Vancouver
