A metal roof on a Lower Mainland house costs roughly double what architectural asphalt shingles cost, and lasts two to three times as long. Steel standing seam runs about $13 to $22 per square foot installed, metal shingles $12 to $22, exposed-fastener corrugated or ribbed panels $8 to $14, and aluminum standing seam $18 to $28, before tear-off, deck repairs and GST. For a typical 2,000 square foot roof that puts standing seam at $24,000 to $40,000.
Those are typical Lower Mainland ranges for 2026, and they are deliberately wide, because the roof decides where in the range you land. This page walks through what each system costs, what the extras add, why two quotes for the same roof can differ by a third, and how to get a number for your own roof without waiting for a visit.
Installed cost per square foot, by system
| System | Installed per sq ft | Lifespan | Notes |
|---|---|---|---|
| Standing seam metal roofing | $13 to $22 per sq ft | 40 to 70 years | Steel, PVDF finish. Aluminum standing seam runs about $18 to $28. Complex roofs and the North Shore sit at the top of the range or above it. |
| Metal shingles and tiles | $12 to $22 per sq ft | 40 to 60 years | Stamped steel shingles sit at the lower half; premium interlocking aluminum systems run about $17 to $21. |
| Exposed-fastener and corrugated panels | $8 to $14 per sq ft | 30 to 50 years, with fastener checks | On open purlins (barns, shops) the low end applies. Houses with a full deck, underlayment and trim sit nearer the top. |
| Aluminum, copper and zinc roofing | $18 to $28 per sq ft | 50 to 100+ years | Copper and zinc depend on metal markets and detailing, so they are quoted on site. |
A few notes on reading the table. "Installed" means panels or shingles, underlayment, clips or fasteners, trims and flashings, labour and the finish warranty, on a roof that is ready for them. It does not include taking the old roof off, fixing the plywood, skylights, ventilation or gutters, which are covered below. Steel standing seam at the low end of its range is a simple gable roof in Surrey or the valley; the high end is a cut-up roof on the North Shore with a lift on site. Aluminum is the right metal within sight of salt water and costs 30 to 40 percent more than steel.
Copper and zinc are missing from the table for a reason: their prices move with the metal market, and the detailing varies too much from roof to roof. We quote them after a site visit.
Whole-roof budgets by roof size
| System | 1,500 sq ft | 2,000 sq ft | 2,500 sq ft | 3,000 sq ft |
|---|---|---|---|---|
| Standing seam | $19,500 to $33,000 | $26,000 to $44,000 | $32,500 to $55,000 | $39,000 to $66,000 |
| Metal shingles | $18,000 to $33,000 | $24,000 to $44,000 | $30,000 to $55,000 | $36,000 to $66,000 |
| Corrugated and ribbed | $12,000 to $21,000 | $16,000 to $28,000 | $20,000 to $35,000 | $24,000 to $42,000 |
| Aluminum and specialty metals | $27,000 to $42,000 | $36,000 to $56,000 | $45,000 to $70,000 | $54,000 to $84,000 |
Roof area, not floor area: a 2,000 sq ft two-storey house often has 1,200 to 1,500 sq ft of roof, a 2,000 sq ft rancher closer to 2,400. Before tear-off, deck repairs, skylights, permits and GST. Typical Lower Mainland prices, October 2026.
The most common mistake in budgeting a roof is using the floor area of the house. A 2,000 square foot two-storey has about 1,000 square feet of footprint and, at a standard pitch with overhangs, 1,200 to 1,500 square feet of roof. A 2,000 square foot rancher has the whole 2,000 square feet on one level and closer to 2,400 square feet of roof. The estimate tool measures your footprint from the satellite and adds the pitch for you.
Tear-off, deck and the other extras
The panel price is the biggest line but rarely the only one. These come on top, and a good quote prices each of them separately so you can see them.
| Job | Typical range | Notes |
|---|---|---|
| Tear-off, one layer of shingles | $1 to $3 per sq ft | Includes disposal |
| Second shingle layer | +$0.50 to $1.50 per sq ft | Two layers means a full tear-off; metal cannot go over two |
| Cedar shake tear-off | $3 to $5 per sq ft | Heavier, dirtier and the deck under it needs replacing |
| Removing an old metal roof | $2 to $4 per sq ft | Panels come off fast but screws and trims take time |
| Plywood patches | $80 to $150 per sheet | Around chimneys, valleys and eaves on most shingle roofs; 2 to 10 sheets is typical |
| Full new plywood deck | $2 to $5 per sq ft | Required over cedar's spaced boards. Some older shingle roofs need it too |
| High-temperature synthetic underlayment | $0.75 to $1.50 per sq ft | Standard under metal; included in our panel prices, listed so quotes compare |
| Ice and water membrane at eaves and valleys | $700 to $3,000 per roof | More on hillside and snow-country homes |
| Ridge vent built into the metal ridge | $350 to $3,000 | From a short ridge to a full system with baffles |
| Soffit intake and vents | $250 to $2,000 | Most 1960s to 90s houses are short on intake |
| Skylight replaced during the re-roof | $900 to $1,800 each | Like for like, fixed. New skylights $1,500 to $4,500 |
| Snow retention | Quoted per roof | Clamp-on bar systems sized to the roof and placed over entries and equipment |
| Seamless aluminum gutters | $10 to $25 per linear ft | Hidden hangers. Whole house $1,500 to $4,000 |
| Micro-mesh gutter guards | $12 to $28 per linear ft | Worth it under cedars and firs; screen guards $4 to $12 |
Typical budget ranges in CAD before GST, reviewed October 2026. Your quote follows an in-person measure.
Two of those deserve a longer look.
Cedar shake roofs need a new deck. Shakes were laid on spaced boards (skip sheathing) so they could dry from underneath. Metal panels need continuous support and a surface the underlayment can seal to, so a cedar tear-off always includes a new plywood deck at $2 to $5 per square foot. On a 2,000 square foot roof that is $4,000 to $10,000 on top of the $6,000 to $10,000 tear-off, and it is why a cedar-to-metal job costs noticeably more than a shingle-to-metal job on the same house. See replacing a cedar roof with metal.
Metal over shingles saves the tear-off. If there is one layer of asphalt shingles, flat and dry, on a sound deck, some metal systems can go over it with an underlayment between, saving $1 to $3 per square foot. Two layers, soft spots or any doubt about the deck means a tear-off, and on an old house we usually recommend one so we can see what is under there. More on metal over shingles.
Metal roof repair costs
Not every metal roof job is a new roof. Repairs on existing metal roofs, including roofs we did not install, are priced per item after a roof walk.
| Job | Typical range | Notes |
|---|---|---|
| Leak repair, one location | $400 to $1,500 | Flashing, boot or seam end. Includes finding it |
| Chimney flashing rebuilt | $400 to $1,800 | Step, counter and apron flashing, cut into the mortar |
| Pipe boot replaced | $250 to $600 | UV cracks the rubber in 10 to 15 years |
| Valley repair | $600 to $2,500 | Usually debris damage or a poor original detail |
| Fastener service, exposed-fastener roof | Quoted per roof | Re-drive, replace and reseal across the whole roof. Priced by panel count and height |
| Emergency tarping | $350 to $1,000 | Storm damage until the repair is scheduled |
| Roof inspection with written report | $150 to $400 | Useful before buying a house with an older metal roof |
Typical budget ranges in CAD before GST, reviewed October 2026. Your quote follows an in-person measure.
What moves a quote up or down
Six things explain most of the spread between a low quote and a high one for the same roof.
- Pitch. A steep roof (8:12 and up) takes staging, harnesses and more time per square foot. Surcharges for steep and hard-to-access roofs typically run 15 to 40 percent.
- Complexity. Every hip, valley, dormer, chimney and skylight is a flashing, and flashings are where the hours go. A simple gable roof and a cut-up roof of the same area can be 30 percent apart.
- Access. A lift, tight lot, no room for a bin or a long carry from the truck all add time. Vancouver and the North Shore lots are the usual example.
- Gauge and finish. 24 gauge steel with a PVDF finish is the standard for standing seam; 26 gauge with an SMP finish is cheaper and shows up in low quotes. The quote should name both. Paint, gauge and warranties explained.
- Metal. Aluminum costs more than steel; copper and zinc more again.
- Where you live. Surrey and Fraser Valley prices sit 5 to 10 percent below Vancouver, with Burnaby a few percent under Vancouver. On the North Shore, treat it as Vancouver pricing plus pitch and access. East of Abbotsford, we price from the same Fraser Valley benchmark.
Metal against shingles over the life of the house
Architectural asphalt shingles cost $5.50 to $9.50 per square foot installed, so the same 2,000 square foot roof is $11,000 to $20,000 in shingles against $24,000 to $40,000 in standing seam. Industry lifespan figures put asphalt at 15 to 25 years in a climate like ours and metal at 40 to 80. Over 50 years that is two or three shingle roofs, each with its own tear-off and disposal, against one metal roof. Add the moss treatments a shaded shingle roof needs every few years and the arithmetic usually favours metal for anyone staying 15 years or more. If you are selling in a few years, shingles are the cheaper way to a dry roof and we will say so. The full comparison.
How to get a number for your roof
The estimate tool finds your address on the satellite map, lets you outline the roof, asks about pitch, shape, storeys and what is on the roof now, and applies the ranges on this page to your own footprint and municipality. The range is emailed to you in a few minutes.
It cannot see the plywood, the flashings, the attic or your driveway, which is what the free in-person measure is for. Most real quotes land inside the tool's range; the ones that do not are usually a deck that needs more work than expected or an access problem, and we explain either on site. Request a free estimate if you would rather start with the visit.
About these numbers
Every range on this page is a typical Lower Mainland installed price for 2026, reviewed each year. Where a job varies too much to give a fair number, such as snow retention or copper and zinc, we say so and quote it on site rather than invent one. All figures are CAD before 5 percent GST.
Metal roof cost questions
Why is there such a wide range in metal roof prices?
Because three things vary: the system (exposed-fastener panels cost a little more than premium shingles, standing seam roughly double), the roof (steep, cut-up and high roofs take more labour and flashing), and the city (Vancouver and the North Shore run 5 to 10% above Surrey and the valley). Tear-off, deck condition and extras sit on top.
Does the price include GST?
No. Every figure on this site is before 5% GST. Our quotes show it as a separate line.
Is a metal roof worth the extra cost over shingles?
If you plan to keep the house 15 years or more, usually yes: one metal roof outlasts two or three shingle roofs, needs no moss treatment, and can carry a transferable warranty when you sell. If you are selling in a few years, shingles are the cheaper way to a dry roof and we will say so.
How accurate are these prices?
They are typical installed prices for the Lower Mainland in 2026, reviewed each year. The ranges are deliberately wide because the roof decides where you land; your quote is based on measuring your roof.