Without a solid roof over our heads a house is not worth much. Maintaining and replacing your roof is a costly job, but it’s well worth the price. And when pricing roof replacement, choosing the right material is a big part of the picture.
Here you shouldn’t just look at the amount paid upfront for the roof replacement, but look at how long the roof will last. If you expect to live in your house for your lifetime and pass it on to your kids, it could mean the difference of replacing your asphalt roof a few times or installing slate roofing once that will last 100 years.
Think of how much you’ll have to pay for a roof replacement then multiply that by the number of times you expect to be replacing the roof, factor in your home’s value, the hassle of doing multiple roof replacements and then there’s the environmental impact. Roofs take tons of material. So what happens to the waste material upon disposal and having to re-buy new material to replace the roof.
In general, there’s a number of factors that influence the cost of replacing a roof, notably labour costs, square footage of the roof, materials used, slope of the roof and complexity of the roof’s design. In terms of location, labour costs in larger cities like Vancouver and Victoria tend to be higher, but then the market is also a little more competitive, so shopping around may provide you with a better price.
Regardless, nothing beats the accuracy of getting several quotes from reputable contractors before you venture into the rather expensive world of replacing your roof. Here we’ll look at the average roof replacement costs you can expect to pay in BC.
When Should I Replace My Roof?
Faced with the rather daunting prospect of replacing your roof, let’s establish some guidelines to cushion the pain that comes from a project with a hefty price tag.
Shingled roofs require replacement on average every 15 to 25 years. However, if you have any issues with leaks, missing or damaged shingles, or notice the roof is sagging, it may be time to investigate the cost of replacing it.
One other telltale sign to prepare you for the cost of replacing the roof is the presence of black granules in the gutter, which indicates that the shingles are due for replacement.
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What Factors Affect Roof Replacement Cost
There are a number of factors that affect the cost of roof replacement though the first three on this list have the greatest impact.
- Labour
- Size of roof
- Type of roofing material used
- Slope of roof
- Complexity of the roof
- Removal of old roof
- Additional costs like underlayment, repairing leaks, etc.
- Ease of access to get materials to the site
- Permit fees
- Inspection fees
- Clean-up and disposal fees
- Landfill disposal fees
- Extended warranties
In terms of regional variations, rates in and around Victoria and Vancouver can be about 15 to 20 percent higher than the rest of the province due to the higher cost of living driving up labour rates, but there are also many roofers in the cities so it’s possible to get multiple quotes and you may find more competitive pricing.
Below is a chart that gives an overview of the average costs you can expect to pay for the replacement of a typical roof at average labour rates. For each type of material there are multiple different sub-types so the cost can vary considerably. For a more detailed look into each material type continue reading below.
Average Roof Replacement Costs in BC
| Material | Average Cost | Lower End (per sq. ft.) | Upper End (per sq. ft) | 1000 sq. ft. (replacement cost) | 2000 sq. ft. (replacement cost) | Average Lifespan |
|---|---|---|---|---|---|---|
| Asphalt | $6.50 | $4 | $9 | $4,000 – 9,000 | $8,000 – 18,000 | 15 – 30 years |
| Metal | $19 | $8 | $30 | $8,000 – 30,000 | $16,000 – 60,000 | 40 – 70 years |
| Cedar | $22 | $14 | $30 | $14,000 – 30,000 | $28,000 – 60,000 | 25 – 50 years |
| Clay | $17.50 | $15 | $20 | $15,000 – 20,000 | $30,000 – 40,000 | 50 – 100 years |
| Slate | $30 | $20 | $40 | $20,000 – 40,000 | $40,000 – 80,000 | 100 years |
| Flat | $8 | $4 | $12 | $4,000 – 12,000 | $8,000 – 24,000 | 15 – 25 years |
Asphalt Shingle Replacement Costs
The most popular roofing material, asphalt roofs can last between 15 to 25 years; depending on the maintenance provided, they may even reach 30 years. The price to replace your roof with asphalt shingles ranges between $4 to $9 per square foot.
The price depends on several factors, such as the complexity of the structure and the pitch of the roof. The average cost of replacing an asphalt shingle roof also depends on the type of shingle used, which has an additional impact on the estimated lifespan.
- 3-tab shingles, sometimes called strip shingles, have an estimated lifespan of 15 to 25 years. The cost per square foot starts around $4.
- Architectural or dimensional shingles are the most common type of shingles used today. They usually have a 30-year warranty cost about $6 per square foot.
- Luxury shingles also have a 30-year warranty. With their outstanding appearance, they are the most expensive type of asphalt shingle, at around $9 per square foot.
Slate Roofing Replacement Costs
A well-fitted slate roof will last all of 100 years and with its exceptionally attractive finish, resistance to fire, mould, insect attack and low maintenance requirements, it holds the justified position at the upper end of roofing prices.
Slate’s price can vary depending on its hardness, from around $20 per square foot for softer slate to $40 per square foot for top-quality, hard-wearing slate roofing. Slate is the heaviest of the common roofing materials and consequently requires substantial structural support, which will add costs. The labour required to fit a slate roof is highly specialized and expensive.
The slate’s style also affects the cost, as uniform colour and shape are the most economical, while colour variation and more textured and thicker slate will add additional costs.
Metal Roof Replacement
Metal roofing has gained greater appeal in BC because it can withstand rough climatic conditions and last for fifty years. A significant advantage of using a metal roof as a replacement is that it can be fitted over an existing asphalt roof. This could be a great money-saving advantage because the costs of removing and disposing of the old asphalt roof are avoided.
Some other details that may persuade you to consider the benefits of a metal roof are the feature of some metal roofs to accept solar panels without the need to drill any holes in the roof and the fact that metal roofs are a good example of a recycled product.
A metal roof is non-porous, so algae, moss and lichens will look elsewhere to put down roots, making it an ideal roofing material for high-rainfall areas. Metal roofs are reflective and will generate a saving on domestic cooling costs.
The average cost of metal roof replacement ranges from $8 to 30 per sq. ft. The cost depends a lot on the type of metal being used. Steel is on the lower end, aluminum is in the middle of the pack and copper and zinc are at the most attractive options, but also cost the most.
Cedar Shingles and Shakes Replacement
Using Western red cedar shingles or shakes tick many environmental boxes as a roofing material in BC. Sourced from a renewable source, cedar shingles are biodegradable and possess great insulating properties.
The replacement costs for roof shingles and shakes can vary between $14 and $30 with shingles on the lower end.
While cedar roofs create a stunning appearance, they require regular maintenance, which does add an additional amount to the average cost to replace roof shingles.
Cedar roofs have declined in popularity over the years as material prices have increased. It used to be that old growth wood was used but now that logging of old growth has been limited, the quality of the new wood is not as good and prices have also increased.
Clay Tile Replacement
Clay roof tiles (also known as terracotta roofs) have a well-deserved reputation for lasting 50 to 100 years. They tick almost all the benefit boxes:
- Rot free
- Resistant to insect attack
- Good insulation properties
- Low maintenance costs
- Fire resistant
- Attractive finish
One major advantage of a clay tile roof is that it’s possible to replace only the damaged tiles, leaving the rest of the original roof undisturbed. The only limitation is that matching the colour of the existing roof may be problematic.
There are several shapes of clay tile, with the French clay tile design providing a superior water runoff property while barrel clay tiles are designed for curved roofs. Portuguese roof tiles have an elegant old-world charm, while riviera tiles provide a dramatic shading pattern to the roof. There is very little difference in the relative costs of the various designs, and it largely depends on personal preference.
The average cost per square foot to replace clay roof tiles is between $15 and $20. The complexity of the roof, the roof’s pitch, and the repair’s overall size can influence the cost of replacement.
Flat Roof Replacement Costs
Commercial buildings and large residential complexes tend to have flat roofs since they’re more economical. Despite the name, flat roofs are slightly sloped or cambered to create an efficient water runoff.
The big attraction of this style is the relatively low flat roof replacement cost per square foot, starting around $4 for a single-ply roof. Built-up bitumen roofs are a little more expensive, starting at $5 per square foot.
While flat roofs offer an economical option for larger buildings, great care must be taken to ensure they are watertight and adequate attention has been given to allowing for efficient water runoff.
Flat roofs have an advantage over other roofing styles in providing useful outdoor space for the building’s occupants.
RV Roof Replacement Cost
The costs of replacing an RV roof are influenced by the type of material used. Rubber or EPDM roof replacement costs vary between $5 to $9 per square foot, while the more resilient TPO (Thermoplastic Olefin) material will cost between $6 and $12 per square foot.
Fiberglass roof replacement is the most expensive, ranging between $9 and $15 per square foot.
Depending on the roof’s condition, a more economical option is to use a SEMCO Liquid Membrane. This membrane can be applied by DIY enthusiasts and offers significant savings. The material cost ranges between $200 and $800 per RV.
Cost to Replace a Flat Garage Roof
Using modified bitumen, a flat garage roof replacement for a single-car garage will cost between $1,100 and $2,100, while an EPDM (a type of synthetic rubber) could increase the range to an upper limit of $2,800.
No matter which material you choose, shopping around for a more competitive quote and obtaining accurate and positive reviews of completed jobs will help you select an appropriate contractor and get the job done at the right price.
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