Introduction: Understanding Roofing Costs

Roofing is expensive. A typical residential re-roof costs $8,000-20,000+ in the Fraser Valley. Understanding where that money goes helps you make informed decisions and spot red flags in quotes.

COST BREAKDOWN: WHERE YOUR MONEY GOES

Typical Residential Re-Roof (1,500 sq ft, Architectural Shingles)

Total Cost: $12,000-15,000

Materials (40-45% of total cost):

• Shingles: $2,500-3,500 (15 squares @ $150-230/square)
  • Architectural shingles: $150-200/square
  • Premium shingles: $200-300/square
  • Designer shingles: $300-500/square
• Underlayment: $600-900
  • Synthetic: $40-60/square
  • Felt (not recommended): $15-25/square
• Ice & water shield: $400-600
  • $25-40/roll (covers 200 sq ft)
  • Extended coverage (72 inches at eaves + valleys)
• Drip edge: $200-300 (aluminum or galvanized steel)
• Ridge cap: $300-400
• Vents, flashing, nails, sealants: $400-600

Labor (40-45% of total cost):

• Tear-off: $1,500-2,000 (1-2 days, 3-4 workers)
• Installation: $3,000-4,000 (2-3 days, 3-4 workers)
• Cleanup: $300-500 (magnetic sweep, haul away)

Overhead & Profit (15-20% of total cost):

• Insurance: $5M liability, WorkSafeBC ($500-800/job)
• Equipment: Trucks, ladders, tools, safety gear
• Dumpster rental: $400-600
• Permits: $100-200 (if required)
• Office overhead: Estimating, scheduling, admin
• Profit margin: 10-15% (industry standard)

WHY ROOFING COSTS VARY

Roof Complexity

Simple Roof (Lower Cost):

• Gable or hip roof (basic geometry)
• Low pitch (4:12 to 6:12)
• Few penetrations (1-2 vents, 1 chimney)
• Easy access (ground-level, no obstacles)

Complex Roof (Higher Cost):

• Multiple valleys, dormers, turrets
• Steep pitch (8:12+, requires safety equipment)
• Many penetrations (skylights, vents, chimneys)
• Difficult access (multi-story, tight spaces)

Cost Impact:

• Complex roof: 20-40% higher cost per square
• More labor hours (cutting, flashing, safety setup)
• More material waste (complex cuts)

Material Quality

Budget vs. Premium:

• 3-tab shingles: $100-130/square (15-20 year lifespan)
• Architectural shingles: $150-200/square (30-50 year lifespan)
• Premium shingles: $200-300/square (50+ year lifespan, better warranties)
• Designer shingles: $300-500/square (luxury appearance, lifetime warranties)

Total Cost Impact:

• Budget materials: $8,000-10,000 (1,500 sq ft roof)
• Premium materials: $15,000-20,000 (same roof)

Contractor Quality

Low-Cost Contractor ($8,000-10,000):

• Minimal insurance (or none)
• No WorkSafeBC coverage
• Budget materials (felt, 3-tab shingles)
• 4-nail protocol (code minimum)
• Minimal cleanup
• Short/no warranty

Quality Contractor ($12,000-15,000):

• $5M liability insurance
• WorkSafeBC certified
• Quality materials (synthetic, architectural shingles)
• 6-nail protocol (better wind resistance)
• Extended ice shield (72 inches vs. 36)
• Thorough cleanup (magnetic sweep)
• 10-15 year workmanship warranty

Premium Contractor ($15,000-20,000):

• All quality contractor features, plus:
• Premium materials (designer shingles, copper flashing)
• Lifetime warranties
• Enhanced customer service

RETURN ON INVESTMENT (ROI)

Resale Value Impact

National Association of Realtors Data:

• New roof ROI: 60-70% of cost recovered at resale
• Example: $15,000 roof adds $9,000-10,500 to home value
• Curb appeal: New roof is one of most visible improvements

Fraser Valley Market:

• Buyers expect functional roof (won't buy with failing roof)
• New roof removes negotiating leverage (buyers can't demand discount)
• Premium materials (metal, designer shingles) may not add proportional value

Energy Savings

Cool Roofs (Reflective Shingles):

• Savings: 10-15% reduction in AC costs
• Fraser Valley impact: Minimal (AC not common)
• Better for: Hot climates (California, Arizona)

Proper Ventilation:

• Savings: 10-20% reduction in heating costs (prevents ice dams, reduces heat loss)
• Fraser Valley impact: Significant (heating is major expense)
• Payback: 5-10 years

Insurance Benefits

New Roof Discounts:

• Some insurers offer 5-10% discount for new roof
• Impact-resistant shingles: Additional 10-20% discount (hail-prone areas)
• Fraser Valley: Minimal hail, so impact-resistant premium not justified

TOTAL COST OF OWNERSHIP

Asphalt Shingles: 30-Year Analysis

Budget Approach (3-Tab Shingles):

• Initial cost: $8,000
• Lifespan: 15 years
• Replacements: 2 over 30 years
• Total cost: $16,000 (2 roofs @ $8,000)
• Maintenance: $500/year (moss removal, repairs) = $15,000
• 30-year total: $31,000

Quality Approach (Architectural Shingles):

• Initial cost: $15,000
• Lifespan: 30-40 years
• Replacements: 1 over 30 years (or 0 if 40-year shingles)
• Total cost: $15,000 (1 roof)
• Maintenance: $300/year (less moss, fewer repairs) = $9,000
• 30-year total: $24,000

Savings: $7,000 over 30 years by choosing quality

Metal Roofing: 50-Year Analysis

Metal Roof:

• Initial cost: $25,000
• Lifespan: 50-70 years
• Replacements: 0 over 50 years
• Maintenance: $100/year (minimal) = $5,000
• 50-year total: $30,000

Asphalt Shingles (Architectural):

• Initial cost: $15,000
• Lifespan: 30-40 years
• Replacements: 1-2 over 50 years
• Total cost: $30,000-45,000 (2-3 roofs)
• Maintenance: $300/year = $15,000
• 50-year total: $45,000-60,000

Savings: $15,000-30,000 over 50 years with metal

RED FLAGS IN QUOTES

Too-Good-To-Be-True Pricing

Warning Signs:

• Quote 30%+ below competitors
• No insurance or WorkSafeBC
• Cash-only, no contract
• Pressure to decide immediately

What They're Cutting:

• Insurance (you're liable if worker injured)
• Material quality (felt instead of synthetic, 3-tab instead of architectural)
• Proper installation (4 nails instead of 6, minimal ice shield)
• Cleanup (nails left in driveway)

Vague or Incomplete Quotes

Red Flags:

• No material specifications ("shingles" without brand/type)
• No square footage calculation
• No warranty details
• No timeline

What a Good Quote Includes:

• Exact materials (brand, type, color)
• Square footage and waste factor
• Labor breakdown
• Warranty (workmanship and materials)
• Timeline
• Payment schedule

The Bottom Line

Roofing is expensive, but it's an investment. Quality materials and installation cost more upfront but save money long-term through longer lifespan, lower maintenance, and fewer repairs.

At RJ Roofing Bros, we provide detailed quotes with exact material specifications, square footage calculations, and warranty details. We're not the cheapest, but we're the best value. Our roofs last 30-50+ years because we do it right the first time.

Want a detailed, transparent quote? Call (604) 997-1292 for a free estimate.