How Long do Roofs Last in Vancouver?

Alright, let’s talk about how long roofs actually last in Vancouver. Not some manufacturer’s brochure number—real-life, Lower Mainland, rained-on, moss-covered, seagull-pooped, storm-battered, lived-in roofs. Because if you own a home here, your roof isn't just some passive thing sitting on top of your house; it’s out there taking beatings from the elements daily. 

How long do roofs last in Vancouver? (for real) 

Short answer? It depends. 

Long answer? It really depends. 

Roofs aren’t like a carton of milk with an exact expiry date, but there are some rough numbers based on what kind of roof you have and how well you take care of it. But also—let’s be honest—it depends on whether you’re in Burnaby Heights with clear skies or North Van under an eternal blanket of fog and drizzle. 

Let’s break it down. 

Asphalt shingles: 15-25 years (depending on the type) 

Most homes in Vancouver have asphalt shingles because they’re affordable and do the job. But not all shingles are created equal. Some will hold up well against the never-ending drizzle; others will start curling like old parchment paper way sooner than you’d like. 

Basic 3-tab shingles → 15-20 years (if you’re lucky) 

These are the entry-level shingles. The ones builders slap on new homes because they meet the bare minimum for a warranty. If you’ve got these, expect them to start showing their age around 15 years, even sooner if they’ve been through a couple of rough winters. 

Here’s what happens: 

- The edges start curling. If your roof looks like it’s trying to wave at you, that’s not a good sign. 

- You might see cracks. That’s the sun breaking down the asphalt, making it brittle. 

- “Bald spots” start showing up where granules have washed away. You’ll probably notice little sandy bits in your gutters before you realize the shingles are wearing down. 

Reality check: If your house is still rocking these after 18-20 years, they’re on borrowed time. Even if they "look fine" from the ground, get up there (safely) or have someone check the edges. If they’re lifting, moisture is already sneaking in. And once water gets under the shingles, the clock is ticking before a leak appears inside. 

Architectural shingles → 20-25 years 

A step up. These are thicker, more layered, and designed to handle wind and rain—important for a place where it sometimes rains sideways. They’re way less likely to curl or crack than 3-tab shingles, and they hold up better against high winds (which seems to happen more often every winter). 

- They have a heavier base, so they don’t flap around in storms like cheaper shingles. 

- The layering helps them shed water more efficiently. Water runs off instead of pooling. 

- They look better. It's not a durability thing, but hey, curb appeal matters. 

Even with these, keep an eye on them once you hit that 20-year mark. If you’ve had many snow loads (or one of those nasty ice storms that freezes everything solid), they might not last as long. 

Fiberglass asphalt shingles → 25+ years (with some TLC) 

These are like the upgraded version of regular asphalt shingles. Instead of being made with a paper-like organic base, they have a fiberglass core, which makes them: 

- lighter but still durable 

- more resistant to moisture, which is key in a city that sees rain 8 months a year 

- less likely to warp or crack compared to traditional organic asphalt shingles 

With proper care—meaning you keep them free of moss and debris—these can push past 25 years. That doesn’t mean you can ignore them for two decades, though. Even the best shingles show signs of wear once they’ve been through enough freeze-thaw cycles. 

But here’s the Vancouver problem... 

You know how they say, “It’s not the years, it’s the mileage”? Well, in Vancouver, it’s not just the shingle rating—it’s what the weather does to them. The climate here isn’t exactly shingle-friendly. 

1. rain. Lots of it. 

If your roof doesn’t get much direct sun, especially in winter, moisture hangs around longer than it should. This leads to: 

- faster granule loss. Water pounding down month after month wears down the protective coating. 

- softened shingles. They become more prone to damage if they stay damp for too long. 

- hidden rot. Water creeping under slightly lifted shingles can sit there for months before you notice something’s wrong. 

If you have a shady, tree-covered, or north-facing roof, your shingles may not last as long as the package says. 

2. moss. It’s relentless. 

Moss doesn’t just look bad; it’s a slow-moving disaster. Once it gets a foothold, it: 

- lifts shingles up as they grow underneath. That tiny gap is enough for water to sneak in. 

- holds onto moisture like a sponge. The longer your shingles stay damp, the faster they break down. 

- can lead to leaks before you even see significant shingle damage. 

If you’ve got moss creeping in, don’t wait until it takes over. Scrubbing it off with a wire brush is a bad idea (you’ll wreck the shingles), and pressure washing is even worse. A soft wash with a proper roof cleaner is the way to go. 

3. pine needles – the silent killer of shingles 

If you live in places like Surrey, Coquitlam, or North Van, you already know that pine needles are everywhere. 

They seem harmless, but when they pile up on your roof, they: 

- trap moisture in between shingles, which speeds up rot 

- clog gutters, which means water backs up onto the roof instead of draining away 

- encourage moss growth (because they hold water like tiny sponges) 

If you have big trees around your house, especially evergreens, keep your roof clear. Even a thin layer of debris shortens your shingles’ lifespan. 

Reality check: time flies, and so does your roof’s lifespan 

If your shingles are over 18 years old, it’s time for a proper inspection. Even if they look fine from the street, small issues can go unnoticed until you suddenly have a leak.  Look at the edges. Check the gutters for granules. If you have moss, get it cleaned. If you have curling shingles, don’t ignore them. 

Waiting until an obvious problem means you’re already dealing with damage underneath. A quick inspection can save you a lot of stress (and money) later.

Metal roofs: 40-70 years (if installed right) 

Metal roofs in Vancouver? Oh yeah, they’re catching on. And for good reason. 

Steel or aluminum roofs → 40-50 years, sometimes more 

You’re looking at a good four to five decades with steel or aluminum. That’s longer than most people keep their cars and your neighbor’s shoddy asphalt roof that curls up after 12 years. But let’s talk about what really makes metal last. 

Steel? It’s strong. It can take severe wind, rain, and even those tiny hailstorms in the winter. But here’s the thing—steel is like that friend who always needs sunscreen. If it’s not coated correctly, rust will creep in, especially in damp Lower Mainland weather. The good news? Most steel roofing has a baked-on protective layer that helps prevent rust. The bad news? Cheap metal roofing or DIY jobs often skip this; before you know it, you’ve got rust stains running down your gutters. 

Aluminum? It’s the chill cousin of steel. It doesn’t rust, which makes it perfect for places like White Rock or anywhere near the water. The downside? It’s softer, so a falling branch could leave a dent if you’ve got big trees around. It's not the end of the world but something to consider. 

Either way, a properly installed and well-coated steel or aluminum roof should give you a solid 40+ years. But “properly installed” is the keyword here—inadequate sealing, lazy flashing work, or rushed screw placement can cut that lifespan in half. 

Standing seam metal roofs → 50-70 years 

Now, we’re talking about the real MVPs. If you’ve ever seen a metal roof that looks sleek, modern, and expensive, it’s probably a standing seam roof. These roofs have long, vertical panels that lock together without exposed fasteners, meaning fewer places for water to enter. 

The beauty of standing seam? Expansion and contraction. Metal moves. When the sun’s beating down on it in August, it expands. When we get those chilly, damp November nights, it contracts. If your roof doesn’t account for this movement, you’ll see stress points, cracks, and leaks over time. Standing seam panels are designed to handle this like pros, so you don’t have to deal with random leaks ten years down the road. 

These roofs can push past 50 years—sometimes even hit 70 if you care for them. And by “take care,” I mean don’t let your buddy climb up there with a pressure washer thinking he’s doing you a favor. Harsh cleaning, cheap sealants, and lousy installation can all shorten the lifespan. But if you do it right? You’ll be set for decades. 

But here’s the Vancouver problem: 

Salt air 

Live near the ocean? Lucky you—beautiful views, fresh air, and maybe even some overpriced fish and chips. But your roof? It’s taking a beating. 

Salt air speeds up corrosion, especially for steel. If you’re in White Rock, Tsawwassen, West Van, or anywhere along the water, you must be extra careful about your metal choice. Aluminum is safer because it won’t rust, but not all aluminum roofs are equal. If you cheap out and get a lower-grade aluminum or an improperly coated steel roof, you’ll start seeing corrosion sooner than expected. 

Ever seen a car that’s been parked too close to the ocean for years? That kind of slow, creeping rust can happen to metal roofs, too. You can slow it down with proper coatings and maintenance, but it's something to be aware of if you live right on the water. 

Oh, and a quick heads-up—if you’re installing a metal roof and your contractor doesn’t mention the salt air, that’s a red flag. A good roofer will bring it up and suggest coatings or materials to handle the environment. 

Noise 

Okay, let’s be honest. When the rain comes down hard—and in Vancouver, it **will**—a metal roof can turn into an unintentional drum set. Now, if your house is well-insulated, you won’t hear much. But if you’ve got a big open attic with minimal insulation? Yeah, you’re going to notice it. 

Is it unbearable? No. Some people like the sound—it’s cozy, in a West Coast cabin-in-the-woods sort of way. But if you’re a light sleeper or you’re working from home and don’t want to feel like you’re inside a snare drum during every storm, insulation is key. 

What helps? 

- Solid underlayment. A sound roofing system will have layers under the metal to absorb sound. 

- Attic insulation. You won't notice the rain if your attic is adequately insulated. 

- Structural design. Some roof shapes amplify sound more than others. If you’ve got a flat metal roof with a big open space underneath, it’ll be noisier than a steep-pitched one with an insulated attic. 

The bottom line—metal roofs can be loud, but in most properly built homes, it’s not a dealbreaker. And hey, it’s a small price to pay for a roof that can last longer than two generations of landlords trying to flip a Surrey teardown. 

Reality check: installation matters 

I’ve seen metal roofs for the last 60+ years, and they start leaking in five. The difference? Installation.

The metal expands and contracts. Seams need to be adequately sealed. Flashing has to be done right. If a crew rushes the job or cuts corners, water will find its way in way sooner than expected. If screws are placed incorrectly or not tightened properly, you’re looking at premature leaks. 

I get it—roofing isn’t cheap, and some folks try to save money by going with the lowest bid. But here’s the truth: a budget install can cost you way more in repairs. Metal roofs aren’t what you want to redo in 10 years because of a bad install. Get it done right the first time, and you won’t have to think about it again for decades. 

Metal roofs are great. They last, they handle the weather, and they can look damn good. But like anything, they come with coastal corrosion, noise, and installation quality considerations. 

The best thing you can do? Be informed. Know what materials work best for your location, understand the importance of coatings and insulation, and make sure the installation is done right. That way, you’re not just getting a metal roof—you’re getting a roof that lasts as long as it should.

cedar shakes & shingles: 25-40 years (with maintenance) 

Ah, cedar. A classic West Coast roofing material that looks amazing. Until it doesn’t. 

- cedar shingles → 25-30 years 

- cedar shakes (thicker, more rustic) → 30-40 years 

They start out a gorgeous reddish-brown and then fade to that silvery-grey you see on older homes like Fort Langley or Deep Cove. They breathe well and naturally resist rot—for a while. 

But here’s the Vancouver problem: 

- Moss and algae. Cedar is like a sponge. It doesn’t just sit there, minding its own business—it absorbs moisture. If it’s not cleaned and treated, that moisture becomes a slow-motion disaster. At first, it looks a little darker, like a damp log on a rainy morning in Stanley Park. Then, before you know it, green fuzz creeps in. First, a little here, a little there. Give it a few years; suddenly, your roof has gone full rainforest mode, with moss colonies setting up shop like it’s the Capilano Suspension Bridge. 

 And here’s the kicker—moss isn’t just ugly; it actually speeds up the rot. It holds onto moisture like a stubborn Vancouver drizzle, keeping your shingles damp long after the rain stops. And that moisture? It works its way into the wood, breaking it down from the inside out. Have you ever tried to pull apart a wet piece of firewood? Yeah, that’s what’s happening up there. Splitting, softening, warping. And once it starts, it doesn’t stop. Expect moss within a few years if your roof sits under tree cover and never sees the sun. I’ve seen it happen in two. 

 Algae is another story. Unlike most, it doesn’t go full green—it’s sneakier. You’ll notice streaks like someone smeared your roof with dirty water. That’s algae eating away at your cedar, breaking down its natural oils and making it more brittle. And unlike moss, algae doesn’t need shade—it’ll grow anywhere, even in direct sun. It’s just a little slower about it. 

- Pests. Cedar roofs attract critters. That’s just a fact. Woodpeckers, carpenter ants, squirrels, and sometimes even raccoons have reasons for loving an aging cedar roof. 

 Woodpeckers? They don’t care that your roof costs a fortune. If there are bugs in there, they’re coming for them. I once checked out a roof in North Van where a woodpecker had gone to town—holes everywhere, like someone had taken a shotgun to it. It turns out that the roof had been holding moisture for years, and insects came with humidity. The woodpecker was just doing pest control, but let’s be honest—it wasn’t helping. 

 Carpenter ants are worse. They don’t just visit; they move in. If your cedar stays damp long enough, they’ll hollow it out like a bad Airbnb guest who trashes the place and never leaves. By the time you notice, the damage is done. And raccoons? They'll find a way in if there’s even a tiny opening. Cedar shakes shift over time, and gaps form. I’ve seen raccoons peel them back like they’re opening a granola bar. 

Reality check: if your cedar roof is over 30 years old, seriously inspect it. Check for splitting, curling, or missing shakes before a leak sneaks in. 

A cedar roof doesn’t just fail at once—it goes in stages. First, the wood starts drying out. You’ll notice some curling, some cracks. Then, if moisture starts getting in, you’ll see soft spots, maybe a shake that’s pulled loose. If the damage continues, you’ll get gaps, which means leaks. And once a cedar roof starts leaking, it’s not just one easy patch job. Water finds its way in, travels along the wood, and before you know it, the leak shows up somewhere completely different—like your living room ceiling. 

So, if your roof is getting up there in age, take a good look. You don’t have to climb up there yourself—binoculars work. Check for curling, cracks, and missing pieces. If you spot any trouble, deal with it before Vancouver’s next three-month rainstorm does.

Flat roofs in Vancouver—anywhere from 10 to 30 years, but let’s be honest, that’s an enormous range. 

Many commercial buildings and modern homes around here have flat roofs, and how long they last depends entirely on what they’re made of and how well they’re taken care of. 

- Torch-on membrane (SBS-modified bitumen) → 20-30 years. Solid choice, built for Vancouver’s rain. It can push towards the higher end of that range if installed right and maintained.

- TPO or EPDM rubber roofing → 15-25 years. Good waterproofing, but it needs proper installation. Also, some types don’t handle standing water or torch-on.

- Old-school tar & gravel → 10-20 years. Been around forever, but the lifespan depends on how thick that gravel layer is and whether the drainage is working.

But here’s the real Vancouver problem with flat roofs: 

- Ponding water. If water isn’t draining off your roof correctly, it just sits there. And when water sits, it’s not just chilling—it’s slowly breaking down the roof material. Picture a puddle in the middle of Cambie Street after a significant rain. It looks harmless, but give it time, and it’ll wear down everything underneath it. Now, imagine that same thing happening on your roof for years. In the summer, the sun bakes the water; in the winter, that water freezes and expands. Both scenarios wreck your roof faster than you’d expect. 

- Leaks are sneaky. With a pitched roof, leaks usually appear inside as a drip or a stain on the ceiling. With a flat roof? The water doesn’t just come through—it spreads. When you notice something inside, the insulation underneath is soaked, possibly even moldy. You could be dealing with moisture issues for years before you realize it. That’s why flat roof inspections are non-negotiable. You don’t want to find out the hard way that your insulation has turned into a sponge. 

- Maintenance matters a LOT. This is the difference between a roof lasting decades or needing constant patchwork after 10-15 years. If you ignore a flat roof, small cracks and seams start letting in water, and that’s when problems snowball. Routine maintenance catches minor issues before they become expensive nightmares. Some people only think about their roof when there’s a leak, but you’re already playing catch-up at that point. 

Reality check: If your flat roof is over 15 years old, get it inspected yearly. Not because anyone’s trying to sell you something but because Vancouver’s climate isn’t forgiving. It’s way cheaper to fix a minor issue early than to deal with a full-blown replacement because the damage was ignored for too long. 

What actually determines how long your roof lasts in Vancouver? It’s not just the material—everything works together (or fails together). 

1. How much rain and shade your roof gets. Sunlight dries things out, and that’s a good thing. If your roof is constantly in the shade, it stays damp longer, so water is always sitting on it, slowly wearing it down. If you’re in a spot that gets hit with full sun all day (like parts of Surrey or Delta with big open lots), your roof might last longer simply because it dries out faster. But if you’re tucked under trees in Burnaby or the North Shore? Your roof stays wet longer, and moisture speeds up the aging process. It’s why roofs under heavy shade tend to fail earlier. 

2. Ventilation & insulation. Proper ventilation keeps excess heat and moisture from getting trapped. If your roof can "breathe," it lasts longer. If it can’t? Trapped heat bakes the roofing material in the summer, and trapped moisture invites mold, rot, and premature aging in the winter. Many assume ventilation only matters for pitched roofs, but it’s just as crucial for flat ones. If your roof is holding onto heat in the summer and moisture in the winter, you’re looking at a much shorter lifespan. 

3. Moss, leaves, and needles. You already know the struggle if you’ve got trees near your house. In Coquitlam or Maple Ridge, where trees are everywhere, roofs age way faster because of the debris. Leaves and needles trap moisture and moss? That stuff is a nightmare. Once it grows, it digs into the roof material, holds water against the surface, and accelerates wear and tear. If you let it go for too long, you’re not just cleaning moss—you’re replacing parts of your roof way earlier than you should be. 

4. Regular maintenance. This one’s straightforward. A roof that gets checked, cleaned, and patched up when needed will outlast one that’s ignored. It’s the difference between changing your oil regularly and waiting until your engine seizes. If you wait for visible problems, you’re already too late. Minor fixes along the way prevent expensive repairs down the road. 

5. Installation quality.  This is a big one. A well-installed roof reaches the high end of its lifespan. A rushed, corner-cutting job? It might look fine at first, but the problems start showing up fast—seams splitting, poor drainage, or leaks that shouldn’t be happening yet. If a roof is installed correctly, with attention to detail, it’ll last. If someone rushed through the job or cut costs on materials? You’re looking at early repairs or a premature replacement. 

Bottom line: Flat roofs can last a long time, but only if taken care of. Vancouver’s climate isn’t easy on them, and neglect speeds up aging. If you want your roof to go the distance, regular maintenance and smart choices early on make all the difference.

How Long do roofs last in Vancouver?

• Asphalt shingles: 15-25 years 
• Metal roofs: 40-70 years 
• Cedar shakes: 25-40 years 
• Flat roofs: 10-30 years 

Moss, rain, and shade will shorten these lifespans unless you stay on top of maintenance. 

I hope that helps! Let your roof breathe, keep it clean, and check on it once in a while. It’s doing all the hard work up there.

Stay dry Vancouver,

Harman