What a New Roof Actually Costs in the Fraser Valley in 2026 From Two Roofers Who Show You the Invoice

I am going to do something most roofers avoid: I am going to show you exactly where every dollar goes when you hire us to replace your roof. No vague "per square" pricing, no bait-and-switch allowances, no mystery line items. Just an honest breakdown from two Red Seal Boilermakers who have roofed homes across the Fraser Valley since 2016.

My name is Kory Peters. My brother Johnny and I run Fraser Roofing out of Chilliwack, BC. Before we became roofers, we were Red Seal Boilermakers in the Alberta oil sands, a trade where every weld gets X-rayed, every measurement gets checked, and cutting corners gets people killed. We brought that same accountability to roofing, and part of that means being completely transparent about what things cost and why.

The Real Numbers: What a Fraser Valley Roof Costs in 2026

Let me give you real ranges based on what we actually quote in 2026, not outdated national averages pulled from American websites. These are for a standard 1,500 to 2,000 square foot home with a straightforward gable or hip roof and reasonable slope.

• Architectural asphalt shingle re-roof (IKO Cambridge or BP Mystique): $10,000 to $14,000
• Premium laminate shingle re-roof (IKO Dynasty or BP Harmony): $13,000 to $18,000
• Standing seam metal roofing (26-gauge steel): quoted on the roof
• Snap-lock or exposed-fastener metal: $16,000 to $24,000
• Cedar shake tear-off and conversion to asphalt: $14,000 to $22,000 (extra labour for shake removal)

Those ranges include everything: tear-off of the old roof, disposal, synthetic underlayment, ice and water shield in valleys and eaves, new flashing at walls and penetrations, ridge ventilation, and cleanup. We do not play the game of quoting low and then adding "extras" once we are on your roof.

Materials: Where 40 to 50 Percent of Your Money Goes

Materials are the largest single cost on any roofing job, and the Fraser Valley climate dictates that you cannot cheap out here. We buy from local suppliers (Roofmart in Chilliwack and Abbotsford, Pioneer Building Materials, Canex, and Westform) because we trust their inventory and they stand behind what they sell.

• Shingles or metal panels: This is the visible layer everyone thinks about. We install IKO, BP, and CertainTeed shingles, and source our metal panels from local fabricators. Material choice alone can swing the quote by $3,000 to $8,000.
• Synthetic underlayment: We use Titanium UDL or equivalent on every job. Some contractors still use 15-pound felt to save a few hundred dollars. In the Fraser Valley where it rains 1,500mm a year, that is a terrible idea.
• Ice and water shield: Mandatory in valleys, at eaves, and around penetrations. This self-sealing membrane is your last line of defense against wind-driven rain and ice dams near Hope and the mountain corridors.
• Flashing: Step flashing, counter-flashing, drip edge, valley metal, pipe boots. The flashing package on a typical roof costs $400 to $800 in materials alone, and every piece matters.
• Ventilation: Ridge vent, soffit intake baffles, and sometimes power vents for problem attics. Proper ventilation in Fraser Valley humidity prevents condensation damage that can rot your deck from the inside.
• Fasteners and sealants: Galvanized coil nails, roofing screws for metal, and quality caulking at all termination points.

Labour: Where 35 to 45 Percent Goes (and Why It Should)

Labour is where the real difference shows between a roof that lasts and one that fails early. Johnny and I work on every roof ourselves alongside our crew. We are not a sales office that subcontracts to whoever is cheapest this week.

• Tear-off and deck inspection: Stripping the old roof is hard, messy work. This is when we find rotten sheathing, failed flashing, and hidden damage. We fix what we find, we do not cover it up.
• Deck repair: If we pull up your old shingles and find soft or delaminated plywood, it gets replaced. The first two sheets are included in your quote. Past that it is $300 a sheet, and we always call you before proceeding.
• Installation: Proper nailing patterns, correct offset, sealed starter strips, straight coursing. This is where experience shows. We have installed ten years of roofs and our muscle memory means tight, consistent work.
• Flashing details: Step flashing woven into shingles, counter-flashing let into mortar joints, custom-bent metal at wall terminations. This is where leaks start if corners are cut, and it is the most skill-intensive part of the job.
• Cleanup: Magnetic nail sweeps, debris removal, site restoration. We leave your property cleaner than we found it. Every time.

The Other 10 to 15 Percent: Disposal, Permits, Insurance, and Overhead

This is where a lot of contractors get vague, and it is where homeowners get burned. Here is what that last slice of the pie covers:

• Disposal fees: A typical tear-off generates 3 to 5 tonnes of debris. Legitimate disposal at a certified facility costs $400 to $800. Contractors who quote suspiciously low may be dumping illegally, which can become your problem if your address is on the load.
• Permits: Most Fraser Valley municipalities require building permits for re-roofs. Fees range from $150 to $400. We pull permits and schedule inspections as part of the job.
• Insurance and WorkSafeBC: Proper liability insurance and workers compensation coverage cost real money. If a worker gets hurt on your property and the contractor has no coverage, you could be held liable. Always ask to see a current WorkSafeBC clearance letter.
• Equipment: Pneumatic guns, compressors, safety harnesses, fall arrest systems, tarps, and our truck and trailer. This overhead exists whether or not it shows up on your quote.
• Warranty backing: When we write a 10-year workmanship warranty, it means something because we are a legitimate, registered, insured company. Fly-by-night operators offer "lifetime warranties" that are worth nothing when they shut down next year.

Why the Cheapest Quote Is Almost Never the Best Value

We lose jobs to lower bidders. It happens. And sometimes those cheaper contractors do fine work. But after ten years of roofs and years of cleaning up after other people's mistakes, I can tell you exactly where the cheap quotes cut corners:

• Single-layer felt instead of synthetic underlayment (saves $300 to $500, costs you thousands when it fails)
• Skipping ice and water shield in valleys (saves $200 to $400, invites valley leaks within 3 to 5 years)
• Three-tab shingles quoted as "25-year" without disclosing they are not architectural laminates
• No WorkSafeBC coverage (saves them thousands per year in premiums, puts you at legal risk)
• Illegal or improper debris disposal
• No building permit pulled (saves $200 to $400, can void your insurance if undisclosed work causes a claim)
• Subcontracted crews with no direct supervision from the quoting company

What Affects Your Specific Price

No two roofs are the same, and several factors push your price higher or lower within the ranges above:

• Roof pitch: Anything over 6/12 slope requires additional safety equipment and slows production. Steep roofs cost 10 to 25 percent more.
• Complexity: Dormers, valleys, skylights, multiple levels, and cut-up hip roofs require more flashing, more cuts, and more time than a simple gable.
• Access: Tight lot lines, landscaping, overhead wires, or three-story heights can require special equipment or crane delivery.
• Layers: If there is a second layer of old roofing underneath, removing it is $150 a square plus $1,200 for each extra disposal bin, and only with your written approval.
• Deck condition: The first two sheets of replacement plywood are included. Past that it is $300 a sheet, installed, and we photograph every sheet before we replace it.
• Ventilation upgrades: If your attic ventilation is inadequate, adding ridge vent or soffit intake adds cost but prevents premature shingle failure and condensation damage.
• Material choice: Architectural shingles, designer shingles, cedar, metal, each tier carries a different price point.

Our Process: From Phone Call to Final Invoice

Here is exactly what happens when you call Fraser Roofing for a quote:

• You call 604-728-0146 or fill out our online form. Kory or Johnny will answer, not a call centre.
• We schedule a free on-site visit. We measure the roof, inspect the existing condition from the ground and ladder, check the attic if accessible, and take photos.
• Within 48 hours, you receive a detailed written quote. Every line item is explained: material brand and model, square footage, labour breakdown, disposal, permits, and warranty terms.
• If you have questions, we walk through the quote with you. No pressure, no expiring "today only" discounts.
• Once you approve, we order materials from our local suppliers and schedule your install date.
• On install day, we show up on time, protect your property, do the work to our Red Seal standard, and clean up completely.
• After completion, you get a final invoice that matches the quote. If we discovered hidden damage that required extra work, we will have already called you for approval before proceeding.