Roof Replacement in the Fraser Valley

We tear off. We do not roof over.

Laying new shingles over old ones is legal, faster and cheaper, and we do not do it. Two reasons.

First, you cannot inspect a deck you cannot see. Rot, soft spots, delaminated plywood and nail pops are all underneath, and they are the things that shorten a new roof's life. Finding them is most of the value of a re-roof.

Second, a second layer holds heat and traps moisture between the layers, which in a valley this wet is asking for trouble, and it makes the next re-roof more expensive because someone has to strip two layers instead of one.

What we do, in order

• Strip the roof to bare deck and get the old material straight into the bin. A crane sets the new material on the roof, or the crew carries it, but either way it is bid for.
• Walk every square foot of the deck. Soft sheathing is replaced, not covered. You see photos of anything we find.
• Ice and water shield in the valleys, around every penetration, and along the eaves where water backs up.
• Synthetic underlayment over the rest. Felt tears when it gets wet and it gets wet here.
• New drip edge, new step flashing, new kick out flashing where a roof meets a wall. We pull siding back to run the membrane properly rather than caulk the joint.
• Chimneys get re-flashed. Not caulked.
• Ventilation checked and corrected: continuous ridge vent paired with open soffit, sized to the actual attic volume.
• Shingles nailed to the manufacturer's pattern, which is the thing their warranty actually depends on.
• Magnet sweep of the whole property at the end of every day, not just the last one.

What it costs

A Chilliwack asphalt re-roof runs $8,500 to $35,000. That spread is real, not hedging: a small mobile home sits at the bottom and a large cut up steep roof with multiple valleys and dormers sits at the top. We do not publish a figure for standing seam metal, because the spread is wide enough that a range would not help you. It climbs with area, pitch and complexity. The full breakdown of what is in the price has the only two things that can change it.

What moves the number: roof area, pitch, how cut up it is, how much deck needs replacing, how many penetrations, access for the crane and the bin, and the material you pick. Every quote includes the crane, the bin and the delivery as line items, because those are real costs whether or not the crane turns up on the day.

You get one price by email with what is included and what is not. Nothing gets added after the fact. If we open the roof and find something we could not see, we stop and tell you before carrying on.

Materials

IKO Cambridge is our usual asphalt shingle and it is what we put on our own customers' homes across this valley. It handles the wet and it holds colour. We install the other major brands too, and if a cheaper line is the right call for your roof and your budget, that is what we will say.

For metal, standing seam is the long game: the fasteners are hidden, so there is no gasket sitting in the sun waiting to fail, and it will outlast two asphalt roofs. It costs more up front and it is worth it on the right house.

How long it takes, and the deposit

A full roof is usually about three days, weather permitting, and we tell you three rather than promising two and running over. Most of the mess is day one.

The deposit on a full roof covers your materials, the delivery, the bin and the crane, which are all paid out before the crew starts. All of the labour waits until the job is done and you have walked it with us. Then you pay the balance.

Warranty

Every job carries our 10 year labour warranty. The shingles carry the manufacturer's own warranty, which is theirs and which depends on the roof being installed to their specification, which is why we install to it. We will show you what that document actually covers rather than say lifetime and hope you do not read it.

Homes built before 1990

We check the build year of every house before we quote work that disturbs existing material. Pre-1990 roofs can contain asbestos in the felt or the sheathing, and if testing is needed we say so before the job, not once the roof is open.