Reroofing your house is not a decision to be made lightly. This represents a significant investment of time and money, in the tens of thousands of dollars, and can have a significant impact on the value and livability of your home. Therefore, you will want to have a sense of how much money you can expect to spend on a new roof, and what your priorities should be in terms of spending your budget.
You can expect the roof on an average home in British Columbia to cost at least $15,000, at the lowest end of the estimate, depending on the size of the house and the materials chosen. Asphalt shingles are generally the cheapest option and currently cost just under $3 per square foot for materials and labour. This type of roof will probably need to be replaced every 20 years or so, so you may save money now but have to pay it in the long run.
Aluminum or steel roofing is considerably more expensive than asphalt shingles, currently running anywhere from $7 to over $20 per square foot depending on material choice, but also has a significantly longer lifespan: you may not need to replace this roof for 40-70 years! Slate tile roofing, meanwhile, can last generations – over 100 years – and that is reflected in the sky-high cost to install these roofs. It’s important to remember that the lifespan of a roof also depends on how well it is installed, how well it is maintained and what the climate is like, so make sure you contract a reputable and well-insured roofing company that is familiar with your region.
A few factors will impact the cost of a new roof. You will want to consider the following:
Planning a roof replacement is a job for a professional, and you should feel perfectly comfortable requesting several quotes from experienced local roofing companies. Don’t forget to review their warranty, insurance and maintenance recommendations as well. If you chose a quality roofer, you are building a relationship that will hopefully last for the lifespan of that roof, so choose wisely. Building projects aren’t cheap in British Columbia these days, but a few roof is an investment in your property, and is therefore a worthwhile cost.
British Columbia's unique climate presents specific challenges for commercial property owners. From the coastal regions' relentless rainfall to the interior's temperature extremes, choosing the right roofing material isn't just about aesthetics - it's about protecting your investment and ensuring long-term performance.
Understanding BC's diverse weather patterns is the first step in making an informed roofing decision. Let's explore the commercial roofing materials that truly stand up to what our province throws at them.
The key challenges your commercial roof must handle include:
With these factors in mind, let's examine the roofing materials that perform best across BC's varied climate zones.
TPO has become increasingly popular for commercial buildings throughout British Columbia, and for good reason. This single-ply membrane offers exceptional water resistance, making it ideal for our wet climate.
Why TPO Works in BC:
TPO roofing creates a completely waterproof barrier when properly installed with heat-welded seams. Unlike mechanically fastened systems, these seams won't separate over time, providing reliable protection against BC's heavy rains. The white or light-colored surface reflects UV rays effectively, helping reduce cooling costs during summer months - a benefit even in our moderate climate.
The material remains flexible in cold temperatures, preventing the cracking issues that plague some roofing systems during winter. This flexibility is particularly valuable in regions experiencing freeze-thaw cycles, as the membrane can expand and contract without compromising integrity.
Best Applications: Low-slope and flat commercial roofs in all BC regions, particularly suitable for coastal areas with high rainfall.
Expected Lifespan: 20-30 years with proper maintenance.
EPDM rubber roofing has proven itself across decades of BC installations. This synthetic rubber membrane excels in our climates' extremes, from coastal dampness to interior cold snaps.
Why EPDM Works in BC:
EPDM's outstanding weather resistance makes it a reliable choice throughout the province. The material withstands temperature fluctuations without becoming brittle or degrading, crucial for areas experiencing significant seasonal variations. Its resistance to UV radiation ensures longevity even with extended sun exposure.
One of EPDM's strongest advantages in BC is its proven resistance to moisture and standing water. For buildings with drainage challenges or older flat roofs prone to pooling, EPDM provides dependable protection. The material also resists the moss and algae growth that commonly affects roofs in our humid climate.
Installation is relatively straightforward, and repairs are simple when needed - an important consideration for property managers dealing with emergency situations during winter storms.
Best Applications: Flat and low-slope roofs across all BC climate zones, excellent for warehouses, office buildings, and retail spaces.
Expected Lifespan: 25-35 years with regular inspections and maintenance.
Modified bitumen represents an evolution of traditional tar-and-gravel roofs, incorporating modern polymers for enhanced performance. This multi-layer system has adapted well to British Columbia's demanding conditions.
Why Modified Bitumen Works in BC:
The multiple-layer construction provides excellent waterproofing - critical in our rain-heavy province. Each layer adds redundancy, meaning minor damage to the top surface doesn't immediately compromise the entire system. This built-in protection offers peace of mind during severe weather events.
Modified bitumen performs admirably in cold temperatures, maintaining flexibility when other materials might crack. The granulated surface options provide enhanced UV protection and can include reflective properties to manage heat absorption. For buildings in fire-prone areas of the interior, Class A fire-rated options are available.
The material's durability against punctures and tears makes it suitable for roofs requiring occasional maintenance access. Property managers appreciate the ability to walk on the roof for HVAC servicing or other building maintenance without constant worry about damage.
Best Applications: Low-slope commercial roofs throughout BC, particularly effective in interior regions with temperature extremes.
Expected Lifespan: 15-25 years depending on installation method and maintenance.
Metal roofing systems, particularly standing seam configurations, offer exceptional longevity and performance across BC's climate spectrum. While requiring higher initial investment, metal roofs deliver outstanding value over their extended lifespan.
Why Metal Roofing Works in BC:
Metal's inherent water-shedding capability makes it ideal for areas receiving heavy precipitation. The interlocking panels and raised seams direct water efficiently off the roof, minimizing opportunities for leaks. Snow slides off metal surfaces naturally, reducing snow load concerns in interior and mountain regions - a significant safety advantage.
The material's imperviousness to moss, algae, and rot eliminates common maintenance headaches for BC property owners. Metal roofs require minimal upkeep compared to other systems, and their resistance to fire provides valuable protection in wildfire-prone areas.
Energy efficiency is another benefit. Reflective metal coatings can significantly reduce cooling costs, while the airspace beneath standing seam systems provides natural insulation. For environmentally conscious businesses, metal roofing is fully recyclable at the end of its service life.
Best Applications: Sloped commercial roofs, industrial buildings, warehouses, and facilities in snow-heavy regions or wildfire zones.
Expected Lifespan: 40-70 years with minimal maintenance.
PVC roofing represents premium performance in single-ply membrane systems. While typically more expensive than TPO or EPDM, PVC offers superior chemical resistance and exceptional durability - qualities that justify the investment for many BC commercial properties.
Why PVC Works in BC:
PVC's resistance to chemicals, grease, and pollutants makes it ideal for restaurants, manufacturing facilities, and buildings near industrial areas. The heat-welded seams create watertight bonds stronger than the membrane itself, providing outstanding leak protection against BC's persistent rainfall.
The material's inherent fire resistance adds safety value, particularly important in densely built urban areas. PVC maintains flexibility across temperature ranges while offering excellent UV resistance, ensuring consistent performance from coastal regions to the interior.
For buildings with rooftop equipment or frequent maintenance access, PVC's puncture resistance and durability under foot traffic make it a practical long-term choice. The bright white surface maximizes solar reflectance, contributing to energy efficiency year-round.
Best Applications: Flat and low-slope commercial roofs, especially restaurants, hospitals, and facilities with rooftop equipment.
Expected Lifespan: 25-35 years with proper installation and maintenance.
Built-up roofing, the traditional "tar and gravel" system, still has its place in BC's commercial roofing landscape. Modern BUR systems incorporate improved materials while maintaining the proven multi-layer approach.
Why BUR Works in BC:
The multiple redundant layers provide exceptional waterproofing - each layer serves as backup if another fails. This redundancy offers reliable protection in our wet climate. The gravel or mineral surface protects underlying layers from UV damage and physical wear, extending system life.
BUR's proven track record spans over a century, with many BC buildings sporting BUR roofs that have performed reliably for decades. The heavy surface layer resists wind uplift, valuable in exposed coastal locations. For property owners prioritizing initial cost over lifespan, BUR presents an economical option.
The system's durability under foot traffic makes it suitable for roofs requiring regular access for maintenance. Fire resistance is excellent, and the thermal mass of built-up layers provides modest insulation benefits.
Best Applications: Flat commercial roofs, older buildings requiring proven technology, facilities needing regular roof access.
Expected Lifespan: 15-30 years depending on layer count and maintenance.
Green roofs - living systems with vegetation - have gained traction across BC, particularly in urban centers like Vancouver and Victoria. While requiring specialized installation and maintenance, green roofs offer unique benefits aligned with BC's environmental values.
Why Green Roofing Works in BC:
British Columbia's moderate coastal climate provides excellent growing conditions for vegetation year-round. Green roofs absorb rainwater, reducing stormwater runoff - a significant benefit in areas with aging drainage infrastructure. The living layer provides natural insulation, reducing both heating and cooling costs.
Environmental benefits extend beyond the building itself. Green roofs reduce urban heat island effects, improve air quality, and create habitat for pollinators and birds. For businesses seeking LEED certification or demonstrating environmental commitment, green roofs make powerful statements.
The vegetation layer protects the waterproofing membrane from UV exposure and temperature extremes, potentially extending the underlying roof's lifespan beyond traditional systems. Aesthetic value can be substantial, transforming utilitarian rooftops into attractive spaces.
Considerations: Green roofs require structural assessment to ensure adequate load capacity, specialized waterproofing, drainage systems, and ongoing maintenance. Initial costs are higher, but long-term benefits often justify the investment.
Best Applications: Urban commercial buildings, office complexes, buildings seeking sustainability certifications, facilities with suitable structural capacity.
Expected Lifespan: 40-50+ years for the waterproofing membrane when protected by vegetation.
Choosing the optimal roofing material depends on your specific location within the province.
Coastal Regions (Vancouver, Victoria, Lower Mainland):
Heavy rainfall and high humidity dominate these areas. Prioritize superior water resistance and moss/algae resistance. TPO, EPDM, and PVC perform exceptionally well. Metal roofing with proper drainage is also excellent. Green roofs thrive in the moderate climate. Regular cleaning and maintenance to prevent biological growth is essential regardless of material choice.
Interior Regions (Kelowna, Kamloops, Prince George):
Temperature extremes and lower humidity require materials that handle freeze-thaw cycles and UV exposure. Metal roofing excels here, efficiently shedding snow and withstanding temperature swings. Modified bitumen and TPO also perform well. Consider higher R-value insulation beneath any system to manage heating costs during cold winters.
Mountain and Northern Communities:
Snow load capacity becomes critical. Metal roofing's snow-shedding capability provides significant advantages. Ensure any membrane system has adequate insulation and structural support. Wind resistance is important at higher elevations. Modified bitumen's multi-layer construction offers good performance in these challenging conditions.
Selecting the right commercial roofing material for your BC property involves balancing multiple factors beyond climate alone.
Consider these key elements:
Budget constraints influence both initial installation and long-term costs. While metal roofing requires higher upfront investment, its extended lifespan and minimal maintenance often deliver better value than cheaper alternatives requiring replacement sooner.
Building design determines which materials are feasible. Slope, structural capacity, drainage systems, and existing conditions all impact material selection. Consult with structural engineers for older buildings or when considering heavy systems like green roofs.
Intended building use matters. Restaurants, manufacturing facilities, and buildings with rooftop equipment may benefit from chemical-resistant PVC or durable metal systems. Warehouses might prioritize economical EPDM or TPO.
Energy efficiency goals can guide material choice. Reflective white membranes reduce cooling costs, while proper insulation beneath any system improves heating efficiency - particularly valuable given BC's energy costs.
Maintenance capacity varies by property owner. Metal roofing requires minimal upkeep, while green roofs demand regular attention. Consider your available resources and commitment level when selecting materials.
Local building codes and regulations may restrict certain options or require specific performance standards. Verify compliance before finalizing decisions.
The best roofing material poorly installed will underperform an adequate material expertly installed. BC's climate demands professional installation by contractors experienced with local conditions.
Seek roofing contractors with proven track records in your specific region and with your chosen material. Request references from similar projects and inspect completed installations when possible. Verify appropriate licensing, insurance coverage, and manufacturer certifications.
Warranties matter significantly. Understand what's covered by manufacturer material warranties versus contractor workmanship guarantees. Many premium materials offer extended warranties only when installed by certified contractors using approved methods.
British Columbia's diverse climate doesn't permit a one-size-fits-all approach to commercial roofing. The relentless rainfall of coastal regions demands different solutions than the temperature extremes of the interior. Success comes from matching material properties to your specific location's challenges.
TPO and EPDM offer versatile, cost-effective solutions suitable across most of BC. Metal roofing provides unmatched longevity and performance, particularly in snow-heavy regions. PVC delivers premium protection for specialized applications. Modified bitumen and BUR remain reliable choices for many situations. Green roofs align with environmental goals while offering unique practical benefits.
Your investment in the right roofing material protects not just the building structure but everything beneath it—inventory, equipment, employees, and business operations. Taking time to evaluate options, consult with qualified professionals, and consider your specific location's climate patterns ensures your commercial roof performs reliably for decades to come.
British Columbia's weather will continue testing our buildings. Choose materials proven to meet those tests, installed by professionals who understand what our climate demands, and backed by maintenance programs keeping systems performing optimally. Your commercial property deserves nothing less.
