Choosing a new roof is one of the biggest decisions you will make for your home, and the material you pick affects both the upfront price and how long the roof lasts. This guide compares the most common roofing materials in the Lower Mainland, with typical costs, lifespans and the pros and cons of each.
Roofing Materials at a Glance
| Material | Typical cost (average home) | Typical lifespan | Best for |
|---|---|---|---|
| Asphalt shingles | About $12,000–$30,000 | About 20–30 years | Most homes; best value |
| Metal roofing | About $12,000–$35,000 | 40–70 years | Long-term value, moss resistance, wind and snow |
| Cedar shakes | Usually more than asphalt | About 20–30 years | Character and heritage homes |
| Synthetic shakes | Usually more than asphalt | Varies by product | The cedar look with less maintenance |
| Flat roofing (TPO, EPDM, torch-on) | About $8–$15 per sq ft (commercial) | 15–30+ years by system | Commercial, strata, garages and additions |
Costs are typical ranges for the Lower Mainland and depend on roof size, pitch, access, tear-off and the condition of the decking. Every roof is different, so an on-site estimate gives the most accurate price.
Asphalt Shingles
Asphalt shingles are the most common roofing material in BC. Modern architectural (laminated) shingles offer a dimensional look, good wind resistance and a wide range of colours. Most asphalt shingle roof replacements in the Lower Mainland cost about $12,000–$30,000, with a typical home around $18,000.
Pros: affordable, widely available, quick to install. Cons: shorter lifespan than metal, and moss can be a problem in shaded, wet areas.
Metal Roofing
Metal roofing, including standing seam panels and metal shingles, costs more up front, with most residential metal roofs at about $12,000–$35,000. In return it typically lasts 40 to 70 years, resists moss and rot, sheds rain and snow easily and needs very little maintenance.
Pros: longest lifespan, low maintenance, excellent in wind and snow. Cons: higher initial cost.
Cedar Shakes
Cedar shakes give a natural, rustic look that suits many older BC homes. They usually cost more than asphalt and need regular maintenance in our wet climate to reach their full lifespan. Read our guide to cedar shake roof replacement to learn more.
Pros: beautiful, traditional character. Cons: higher maintenance, vulnerable to moss and rot.
Synthetic Shakes
Synthetic or composite shakes are made to look like cedar while resisting splitting, rot and moss. They usually cost more than asphalt, and quality and lifespan vary between manufacturers.
Flat Roofing Systems
For low-slope roofs, flat roofing systems such as TPO, EPDM and torch-on (modified bitumen) are the standard choice. Commercial flat roofing projects typically cost about $8–$15 per square foot, depending on the system, insulation and drainage work.
What Affects the Cost of a New Roof?
- Roof size and pitch: larger and steeper roofs take more material and labour.
- Tear-off: removing one or more old layers adds labour and disposal costs.
- Decking condition: rotted or damaged sheathing needs replacing before the new roof goes on.
- Complexity: valleys, skylights, chimneys and dormers need extra flashing and detail work.
- Access: steep lots or tight spaces can make a job slower.
Which Roofing Material Is Right for You?
For most homeowners, asphalt shingles offer the best balance of cost and performance. If you plan to stay in your home for a long time, metal roofing often costs less over its lifetime. For character homes, cedar or synthetic shakes keep the original look. And for low-slope commercial or strata buildings, a flat roofing system is the right fit.
Not sure which is best for your home? Learn about our roof replacement and new roof installation services, explore roofing financing, or contact us at (778) 578-7018 for a free, detailed estimate.