Installing a metal roof can be a significant investment for homeowners in British Columbia. Known for its durability, energy efficiency, and modern aesthetic, a metal roof offers long-term value that can outweigh its initial cost. Here’s a detailed breakdown of the costs associated with metal roof installation, alongside the challenges to keep in mind.
The style of metal and underlayment you choose significantly affects the overall cost. Common options include:
Exposed Fastener Type Panel
This type of panel is commonly installed as a more economical choice. The panels are generally 3’ wide and because of the simple design, do not utilize as much material to manufacture the actual square footage of coverage that hidden fastener panels do. For example, a 36” wide exposed fastener panel may use 42” of actual sheet steel to manufacture, while a 12” wide hidden fastener panel generally uses 16” of sheet steel to manufacture. This is because of the orientation of the ribs and how the panels lap over each other.
The width of the panel and simplistic design allows for very quick coverage on simple roof designs. The panels are fastened to the roof deck with a gasketed screw. Typically, exposed fastener panels are manufactured in lighter gauge steel. It is not uncommon to install exposed fastener panels with minimal edge trims. Exposed Fastener panels are almost always the first choice on large buildings such as barns and warehouses due to the speed in which the panels can be installed and the price of the panel itself.
Hidden Fastener Type Panel
The two most commonly used hidden fastener metal roof styles are Snaplock and Mechanical Seam panels. Both panels have a raised rib which connects to the adjacent panel.
Snaplock panels are screwed to the roof deck through a built-in flange, then the next panel snaps over top, covering up the screws to protect them from the weather.
Snaplock panels snap together, with a panel covering up the screw flange of the adjacent panel, concealing the fasteners from sight.
Standing Seam panels utilize a metal clip instead of a built in flange and the ribs are seamed together by folding over an edge to lock onto the adjacent panel.
Standing seam panels are crimped together on site using specialty tools. This system covers the fasteners; protecting them from the elements and concealing them from sight.
Hidden Fastener panel systems offer more installation options but require more labour to install. Edge trims can be installed with or without the use of exposed fasteners. A more skilled craftsman with specialty tools is required to install trims without the use of any exposed fasteners which will increase the cost of labour.
A standing seam roof installed with a hidden fastener edge detail.
Copper and Zinc
Copper and Zinc are commonly used for small roof accents such as bay window roofs. The metals themselves are generally 5 times the price of steel, making the use of copper and zinc extremely costly for large areas.
Copper roofs can be an eye-catching way to accentuate details on your home, but the cost of materials might be a deterrent.
Underlayment
Underlayment choice will have an impact on price as well. The correct underlayment must be selected based on the location and style of roof. Lower slope roofs may require a peel and stick type underlayment on the entire roof deck. Some buildings, such as those with spray foam applied to the underside of the roof deck, require a breathable membrane be installed on the roof deck. Ice damming protection membranes are highly recommended in many areas of BC due to the freeze and thaw cycles that most of the province experiences during the winter and early spring months. Peel and stick membranes are more costly and take longer to install then a synthetic nail down type membrane. A large metal barn roof in Chilliwack with very little pitch and direction changes will perform well with a synthetic nail down membrane, while a complex metal roof in Kamloops will perform better with a full peel and stick detail.
Simple barn and shop roofs in the Fraser Valley with adequate slope will shed water and snow freely, making this style of roof less susceptible to ice damming issues.
Complex roofs in areas of BC prone to ice damming may need special care when selecting the correct underlayment.
Labour costs for installing a metal roof in British Columbia can vary based on the location and complexity of the job.
Location
The location of the job can have an impact on the price of a roof. A metal roof in Whistler may cost more than a metal roof in Langley simply because it will require additional shipping costs to get materials to site and may have travel costs for a crew to install the roof. A metal roof on Bowen Island will have the additional cost of the install crews travel and shipping materials on BC Ferries. Remote jobs may require the install crew to stay in overnight lodging. Most installers are paid a per diem if they are asked to work away from home.
Metal roofing on Bowen Island. This project posed logistical challenges due to its location.
Installing metal roofing in the Fraser Valley has the advantage of suppliers and install crews being close by. This will keep the costs of travel and transportation at a minimum.
Complexity of the Job
Some roofs are much easier to work on than others. A lower pitched roof with very few details is less physically challenging and can be done with less skilled labour than a roof that is steep and has many details. Details that require more skill and time on a metal roof is anything that requires cutting and bending. Valleys and hips require panels to have angle cuts and care must be taken to properly install the flashings to make a water tight and attractive roof. Chimneys, skylights, vents, roofs intersecting with walls, and many other details lead to an increase in labour cost. Another thing to consider is access to the roof itself. Is the jobsite hard to move around with many obstacles? Tight jobsites, or jobsites with many “off limits” areas, can pose a challenge when setting up scaffolding, ladders, work stations and material drop zones. If the install crew is challenged just to access the roof, the project may take longer which incurs additional labour costs. Alternantively, if the crew can easily access the roof, they will spend more of their time installing a beautiful new roof and less time struggling to get to it.
Jobsites with plenty of space around the building are easier for crews to access.
A tight jobsite may require extra set up time. Metal roofing crews may face challenges when it comes time to set up work stations and create access to the roof.
Tearing off and disposing of an old roof on an existing building will incur additional costs.
Steep roof pitches and hard to reach areas will slow the process down dramatically, increasing the cost of labour. If access around the building is limited, workers may have to haul the old roofing materials greater distances. Ideally, a dump trailer would be parked directly below the roof, allowing the workers to move the old materials a minimal distance, saving time and energy.
Certain types of roofing weigh more than others. Disposal fees are generally based on weight, therefore, a concrete tile roof costs drastically more to dispose of than a dried out cedar roof. The distance to the nearest landfill may also increase the cost of trucking. A job in the Fraser Valley is generally not far away from a landfill, but if the job is on a remote property in the mountains, it may mean there will be additional fuel and time charges on the trucking to haul your old roofing to a landfill.
Depending on the age and condition of the existing roofing materials, roof deck repairs may be necessary. A roofing contractor may be able to assess the condition of the roof deck by doing a visual inspection of the current roof and by checking the underside of the roof deck from the attic. In many cases it is not possible to assess roof deck damage until the old roofing is removed. Small areas of rot may need to be cut out of the old roof deck and replaced with new sheathing. An accurate estimation of the cost of roof deck repairs may not always be possible until the old roofing is removed.
Ideally, disposal bins or trailers can be positioned directly below where roofers are working. This makes the roof removal process smooth and prevents crews from having to pack old roofing materials around the site.
Roofing contractors typically break down the price of a metal roof to a price per square foot or per square (100 sqft), then multiply that number by the square footage of the roof. A simple house with good roof access will cost around $9-$12/sqft while a complex, steep roof can cost up to as much as $20/sqft. Large warehouse and barn metal roofs have a much lower cost per sqft due to the lower cost of materials and the quick installation process. They can cost as little as $3/sqft. To get a basic idea of what metal roofing in British Columbia costs, we have included a few projects in this article with approximate prices and details of the job.
24 Ga. Standing Seam metal roof in Merritt
2400 sqft roof area
Re roof project
High temp peel and stick membrane
Approx. cost - $34,000
24 Ga. Standing Seam metal roof in Abbotsford
3,500 sqft of metal roof area
New construction project
Approx. cost - $48,000
24 Ga. Standing Seam metal roof in Hope
3,100 sqft roof area
Re-roof project
Approx. cost - $43,000
24 Ga. Standing Seam metal roof in Merritt
6,100 sqft roof deck
Mix of synthetic nail down membrane and high temp peel and stick
Approx. cost - $115,000
Conclusion
Investing in a metal roof can be a wise choice for homeowners in British Columbia, but it’s essential to weigh both the costs and potential challenges. While the initial costs can be substantial, the long-term benefits in durability, energy efficiency, and aesthetics make it a compelling option. To ensure you get the best value, research local contractors, obtain multiple quotes, and consider the specific needs of your building to navigate the complexities of metal roofing successfully.
