A roof replacement is one of the largest single home maintenance expenses a Canadian homeowner faces. While it doesn't add the same visual excitement as a kitchen renovation, a failing roof can destroy your home's value — and a new roof prevents tens of thousands of dollars in water damage. Understanding costs helps you plan and budget appropriately.
Roofing is typically priced per "square" — one square equals 100 sq ft of roof surface. A typical Canadian home has 20–35 squares of roof area. Steeper roofs (high pitch) cost more per square because they are more dangerous and slower to work on — expect a 15–30% premium over a low-pitch roof.
In Canada, most building codes allow a maximum of two layers of shingles. Tearing off one existing layer costs less than tearing off two. Tear-off labour typically adds $1,000–$3,000 to the total cost. Some contractors offer to shingle over an existing layer (overlay) to save money, but this reduces lifespan and may void the shingle warranty — it's generally not recommended.
If the roof decking (plywood or OSB underneath the shingles) is rotted or damaged, it must be replaced before new shingles are installed. Replacing decking adds $2–$4/sq ft for materials plus labour — budget $500–$3,000+ for decking repairs, depending on how much needs replacing.
Flashing around chimneys, skylights, vents, and valleys should be replaced at the same time as shingles. Budget $500–$2,000 extra for flashings on a typical home.
| Material | Lifespan | Cost (Installed) | Notes |
|---|---|---|---|
| 3-tab asphalt shingles | 15–20 years | $5,000–$100 | Budget option; less wind resistance |
| Architectural/laminate shingles | 25–30 years | $7,000–$15,000 | Most popular choice in Canada |
| Impact-resistant shingles | 30+ years | $100–$20,000 | Good for hail-prone areas (Alberta, Ontario) |
| Metal (steel panels) | 40–50 years | $15,000–$30,000 | Excellent for snow shedding |
| Metal (standing seam) | 50+ years | $25,000–$50,000+ | Premium; low maintenance |
| Cedar shakes | 20–30 years | $18,000–$35,000 | Beautiful but high maintenance |
| Flat (modified bitumen) | 15–20 years | $8,000–$15,000 | Common on low-slope roofs |
| Flat (TPO/EPDM membrane) | 20–30 years | $100–$20,000 | Better durability than mod-bit |
Signs your roof needs replacing (not just repair):
Spot repairs (replacing a few damaged shingles, re-flashing a chimney) cost $300–$1,500 and make sense when the rest of the roof has many years of life remaining.
A new roof can reduce your home insurance premium, since insurers view a newer roof as lower risk for water damage claims. Some insurers in Canada require roof replacement if the roof is beyond a certain age (often 20–25 years) to maintain full coverage — check your policy. Insurance may cover roof replacement if damage is caused by a covered peril (hail, windstorm), but not for normal wear and tear.
Every dollar saved on bank fees helps fund your renovation. KOHO offers free banking with no monthly fees and no minimum balance. Use code 45ET55JSYA for a bonus when you open your account.
Open KOHO Free — Code 45ET55JSYA