How to Know If Your Roof Should Be Replaced

When Should I Replace My Roof in Vancouver, BC?

If you're a homeowner in Vancouver, BC, you know how important your roof is—especially with the city's heavy rainfall, occasional snow, and wet coastal climate. But how do you know when you should replace your roof? And more importantly, how do you tell the difference between a roof that needs repair vs. one that needs a full replacement?

This guide is designed to help Vancouver homeowners understand the signs of roof wear and tear, typical lifespan expectations, and when it is time to invest in a new roof for your home.

How Long Does a Roof Last in Vancouver’s Climate?

Vancouver’s wet and mild climate affects how long a roof lasts. Here’s what you can expect based on common materials used in BC:

• Asphalt shingles: 15–25 years (shorter if exposed to constant moisture)

• Metal roofing: 40–50 years

• Torch-on flat roofs: 15–20 years

• Cedar shake: 20–30 years (but moss and rot are common in Vancouver) – see our blog on how to remove moss here

If your roof is approaching or exceeding its life expectancy, it’s time to seriously consider a replacement, especially if you've noticed leaks or rising repair costs.

6 Signs Your Vancouver Roof Needs Replacing

Here are clear indicators it’s time to think beyond patch jobs:

1. Moss or Algae Growth

In damp areas like Vancouver, moss buildup on shingles is not only common, but also damaging. Moss traps moisture, causing shingles to rot prematurely. Learn more about moss removal in our blog post.

2. Frequent Leaks or Water Stains

If you're noticing water stains on your ceiling after heavy rains (common in fall and winter), it's likely your roof's protective barrier is compromised. Learn more about preparation for an atmospheric river and heavy rain.

3. Missing or Curling Shingles

Shingles that are cracked, curled, or blowing off during windstorms (which Vancouver often gets during the winter) are signs that your roof’s structural integrity is failing.

4. Grit in the Gutters

Shingle granules in your gutters are a sign of advanced wear. If you’re cleaning your gutters and seeing black grit, your shingles are deteriorating.

5. Aging Roof (15+ Years Old)

Even if there are no obvious problems, a 15+ year-old roof in Vancouver's rainy climate is near the end of its life.

6. Energy Bill Increases

If your heating costs are rising, it could be due to poor insulation or ventilation caused by a failing roof.

Repair or Replace? What Vancouver Homeowners Should Know

Many homeowners in Vancouver hesitate to commit to a full roof replacement due to cost—but ongoing repairs can quickly add up. You should consider replacing your roof if:

• You’ve had multiple repairs in the last few years

• Your home insurance is threatening non-renewal due to the roof’s age

• You’re planning to sell in the next 5 years and want to increase your home value

• Your roof is over 20 years old and showing signs of failure

How Much Does a Roof Replacement Cost in Vancouver?

On average, replacing a roof in Vancouver can range between $10,000–$30,000, depending on:

• Size and pitch of your roof

• Type of materials used

• Accessibility of your property

• Disposal and labour costs

While the cost is a major factor, think of it as a long-term investment in your home’s value and protection.

Why Timely Roof Replacement Matters

Delaying a necessary roof replacement can lead to:

• Costly water damage and mold issues

• Decreased home resale value

• Increased home insurance premiums

• Structural issues down the line

A new roof not only protects your home from Vancouver’s unpredictable weather—it also increases energy efficiency and curb appeal.

When Should I Replace My Roof in Vancouver?

If you’ve been asking yourself “When should I replace my roof?”, now is the time to act. Vancouver’s wet winters don’t wait—and neither should you. Whether you live in East Van, Burnaby, or the North Shore, having a well-maintained roof is essential to protecting your investment.

Need an Honest Roof Inspection in Vancouver?

Greater Vancouver Roofing is your local, trusted roofing professional who understands the unique challenges of roofing in Vancouver. If you're unsure whether you need a repair or full replacement, book a no-obligation inspection today.

Your roof is your home’s shield—don’t wait until it fails.