Roof Replacement & Repair Cost in the Cowichan Valley

Square footage is the starting point and rarely the deciding one. Pitch comes next: past about 6-in-12 the work needs staging and fall protection, and the day rate climbs with it. Then layers — a roof carrying two existing layers doubles the tear-off and the disposal.

Nobody can tell you what your deck is like from the ground, including us. We find out when the old roof comes off. We inspect your wood deck once we strip off the old shingles, checking for hidden valley leaks or delaminated plywood on damp slopes. We include a clear sheathing replacement allowance in our written quote so you face no surprises.

Your total price also reflects penetration flashing, valley counts, ventilation upgrades and disposal bin access. On a rural property toward Sahtlam or Lake Cowichan, access alone can move a quote by four figures.

Compared on the day, metal loses badly — two to three times the asphalt figure. Compared over the life of a house, the arithmetic changes. Asphalt at 15 to 30 years means two re-roofs inside the span a single metal roof covers, and on the coast asphalt tends toward the lower half of its rated range because roofs stay wet from November through January.

Two asphalt re-roofs at today's $8,000 to $20,000 sit in the same territory as one metal roof at $18,000 to $45,000, before counting the moss treatment interval that asphalt needs and metal largely does not. That does not make metal correct everywhere. It makes metal a question worth asking on exposed, steep, or heavily treed roofs, and on houses the owner intends to keep.

When deciding between repair and replacement, we inspect the remaining life in your surrounding shingles alongside the damaged section. A failed chimney flashing on a twelve-year-old roof is a $500 to $3,000 repair. If we patch flashing on a twenty-six-year-old roof with severe granule loss and curling edges, you risk paying for a full replacement shortly after.

Maintenance is the cheapest line in the table, and it moves the others more than anything else does. Regular moss treatment at $300 to $1,200 keeps your asphalt roof performing through its full rated service life.

Every quote we write details full tear-off to the deck, new ice-and-water membrane, new flashing, corrected venting, a sheathing allowance, and site cleanup.

We put seven key points in writing: old layer removal, specified underlayment, new flashing, 1/300 BC Building Code venting, sheathing allowance, disposal fees, and final cleanup.

We also check whether the scope touches structure, because that is where permit requirements start. We detail local building permit rules across municipalities in our roofing permits guide.

We spend about an hour inspecting your roof surface, penetrations, gutters, valleys, and accessible attic space. We provide a written scope specifying your materials, underlayment, venting, tear-off details, sheathing allowance, and firm price.

A disposal bin needs somewhere to sit and a truck needs somewhere to park, so we walk tight driveways and narrow lanes in that same visit — the access check that turns a planning range into a number for the actual roof.