Just how much is a Roof Replacement?
A roof replacement in Markham typically runs between $5,500 and $18,000, with most detached homes landing somewhere around $9,000 for a standard asphalt shingle job.
That’s a wide spread, and the reason is simple: no two roofs are the same. The size of your home, the pitch of your roof, how many layers of old shingles are up there, and what material you choose all push that number up or down in a hurry. Initial costs for a roof replacement are influenced by various factors such as roof size, material choice, and installation complexity.
This guide is for Markham homeowners considering a roof replacement in 2026. Understanding costs will help you budget accordingly and avoid nasty surprises during your roofing project.
Changing out a whole roof isn’t a small project, but it’s one of the most important things you can do to protect your home’s structure and value. A failing roof doesn’t just leak. It can quietly rot your decking, damage your insulation, and lead to mould problems that cost far more to fix than the roof cost itself would have.
In this guide, I’ll walk you through what Markham homeowners are paying in 2026 for different roofing materials, what makes costs go higher, and how to decide whether it’s time to repair or replace. I’ve spent over 30 years on roofs across the GTA, and I’ll give you real numbers rather than ballpark guesses.
In 2026, the average cost to replace a roof in Canada typically ranges from $5,000 to over $20,000, and working with professional roofing services in Canada helps ensure that investment delivers long-term value, safety, and durability.
Pricing has climbed just over 10% in the past year or so, mainly because of rising oil and transportation costs affecting both materials and labour. Keep that in mind as you budget, as these trends have directly impacted the new roof cost.
Average Roof Replacement Costs by Material
The biggest driver of roof replacement cost is material choice. Material choices have the biggest impact on the total budget. The roofing option you select (whether asphalt shingles, metal, slate, or another roof type) will primarily determine your overall expenses, installation complexity, and long-term durability, with prices ranging widely depending on the material and style. Here’s a quick look at what Markham homeowners are paying in spring 2026, based on a 1,500 sq ft roof area. These are installed prices, which include tear-off of one layer of old shingles.
Roofing Material | Cost per Sq Ft | Avg Total Cost (1,500 sq ft) | Avg Lifespan |
|---|---|---|---|
Asphalt Shingles (3-Tab) | $3.50-$5.50 | $5,250-$8,250 | 15-20 years |
Asphalt Shingles (Architectural) | $4.00-$6.00 | $6,000-$9,000 | 20-30 years |
Metal Roofing | $7.00-$9.00 | $10,500-$13,500 | 40-70 years |
Slate Roof | $9.00-$14.00 | $13,500-$21,000 | 70-100+ years |
Cedar Shakes | $6.50-$8.50 | $9,750-$12,750 | ~30 years |
Flat Roofs (TPO/EPDM) | $4.00-$6.00 | $6,000-$9,000 | 15-25 years |
Green Roof (Intensive) | $12.00-$18.00 | $18,000-$27,000 | 30-50 years |
*All prices are approximate Spring 2026 estimates for Ontario/Markham area. Edmunds pricing for metal roofing is $750-$950 per 100 sq ft installed, reflecting quality installation. | |||
The size of the roof significantly impacts the cost of replacement, as materials are priced by square foot depending on the roof type and complexity. A larger area will increase the overall price, and the final cost can also be influenced by the roof’s pitch and any additional requirements. | |||
Asphalt shingles are the most popular roofing material due to their cost-effectiveness, typically costing between $3.50 and $5.50 per square foot. Architectural asphalt shingles, a common roofing option, are available in a variety of architectural styles to enhance curb appeal and exterior design.
Metal roofing, considered a premium material, costs between $7 and $9 per square foot and offers a lifespan of 40 to 50 years, making it a durable roof type with low maintenance needs.
Slate roofs are another premium material, with prices ranging from $9 to $14 per square foot. While expensive, slate can last over 70 years, providing long-term durability and aesthetic appeal.
Green roofs, particularly intensive systems, can cost between $12 and $18 per square foot and provide significant energy efficiency benefits, making them a unique roofing option for eco-conscious homeowners who are interested in innovations in residential roofing.
Flat roofs, such as TPO or EPDM, typically cost about $4 to $6 per square foot. While they are a cost-effective roofing option initially, they require more maintenance and have a shorter average lifespan compared to pitched roofs, so choosing an experienced team for roof installation in Markham becomes especially important.
How much does it cost to replace a 2,000 sq ft roof in Ontario? For a home with roughly 2,000 sq ft of roof area, expect to pay between $7,000 and $12,000 for architectural asphalt shingles, or $15,000 to $19,000 for metal roofing. The larger the roof, the higher the bill, though cost per square foot tends to come down slightly on bigger jobs because some of the setup costs are fixed regardless of size.
Asphalt Shingles - The Popular Choice
Asphalt shingles are far and away the most common roofing material in Markham, and for good reason: they strike a solid balance between cost, durability, and appearance. At Edmunds, we price 3-tab shingles at $350 per square (100 sq ft) and architectural Cambridge shingles at $360 per square. Premium Dynasty shingles come in at $375 per square and include high-wind resistance as a standard feature at no extra charge.
Standard asphalt shingles last 15-20 years. Premium architectural options can push that to 25-30 years with proper installation and good attic ventilation. For a deeper look at how climate and material choice affect how long a roof lasts in Markham, it’s worth understanding lifespan expectations before you commit. A typical asphalt shingle replacement on a Markham detached home runs around $9,000, with a range of roughly $5,500 to $18,000 depending on all the factors we’ll get into below.
Metal Roofing - The Long-Game Option
Metal roofing costs more upfront, but it lasts 40-70 years with low maintenance requirements. Edmunds installs metal roofing at $750-$950 per 100 sq ft installed, which puts the average 1,500 sq ft job at roughly $11,250 to $14,250. The higher upfront cost tends to make more sense if you plan to stay in your home for a long time, since you’ll likely never have to replace it again.
Metal roofing is also energy efficient because it reflects heat rather than absorbing it, which helps keep cooling costs lower in summer. It is exceptionally durable in harsh weather conditions such as hail, wind, and snow, and handles Ontario’s freeze-thaw cycles and heavy snow loads very well.
Slate Roof - Built to Last Generations
Slate is considered a premium material, known for its exceptional durability and low maintenance requirements. Slate roofs run $9-$14 per square foot and can last 70-100 years or more with proper care. That makes them a significant investment upfront, but the long-term math often works out. Thanks to its low maintenance needs, slate handles Ontario winters without complaint and adds serious curb appeal. Because slate is heavy, your home may need a structural assessment before installation to confirm the rafters and trusses can carry the load.
Cedar Shakes - Natural Look, More Upkeep
Cedar shakes cost between $6.50 and $8.50 per square foot and give a home a natural, textured look that’s hard to replicate with other materials. They insulate well and are biodegradable. The tradeoff is maintenance: cedar needs to be cleaned regularly and stained or treated every 3-5 years to prevent mould, moss, and rot. With proper care, cedar shakes last around 30 years.
Flat Roofs - Cost-Effective but Different
Flat roofs, commonly used on commercial buildings, multi-unit dwellings, and certain residential properties, cost roughly $4-$6 per square foot. TPO and EPDM are the go-to materials for low-slope applications. They’re cost effective to install, but they do require more maintenance than pitched roofing and have a shorter average lifespan of 15-25 years. If your home has a flat or low-slope roof, make sure your contractor has specific experience with those systems.
What Affects the Final Cost of a Roof Replacement?
Once you pick a material, the final cost gets shaped by several factors that have nothing to do with shingles at all. This is where most homeowners get surprised. Additional costs—such as repairs, permits, disposal fees, and ongoing maintenance—can significantly impact the final price of a roof replacement project. It’s also crucial to assess the condition of your existing roof to determine whether a full replacement or a repair or overlay is needed, as this can affect both the scope and cost of the project. Material waste can increase costs, especially during winter installations when cold weather and snow can lead to inefficiencies and higher waste during the tear-off or installation process.
Here’s how to calculate a rough estimate yourself:
Start with your roof’s square footage multiplied by the cost per square foot for your chosen material.
Add adjustments for:
Roof size
Roof pitch
Roof complexity (multiple slopes, dormers, skylights, chimneys)
Tear-off and disposal of old roofing
Hidden issues (such as rotten decking or structural repairs)
We’ll cover more about evaluating the costs of those adjustments soon.
If you’re getting a roofing contractor to give you an estimate, be sure to request itemized estimates to avoid unexpected costs and ensure transparency in pricing. It’s also important to obtain multiple quotes from different roofing contractors to compare prices and services, as costs can vary significantly based on contractor overhead and local labor rates.
Roof Size and Cost per Square Foot
Roof size is the baseline. Materials are priced per square foot, so a bigger roof means a bigger bill. The difference between a 1,500 sq ft roof and a 2,500 sq ft roof can easily be $3,000 to $7,000 or more, even at the same cost per square foot. Roofers price in “squares” (one square = 100 sq ft), so a 2,000 sq ft home might have a roof area of 1,800 to 2,200 squares depending on the pitch and layout.
Roof Pitch - Why Steeper Costs More
Steeper roofs cost more to replace because the crew has to work more slowly and implement additional safety measures, such as scaffolding, harnesses, and specialized equipment, to ensure worker safety. The need for fall protection systems becomes essential on steep or complex roofs, further increasing costs. These requirements contribute to higher labour costs, especially in regions with higher living expenses. At Edmunds, our pitch surcharge kicks in at slopes between 8/12 and 12/12, adding 10-20% to the base price. Industry-wide, steeper roofs can push labour costs up by 20-30% compared to a low-pitch job. Ontario’s cold winters also mean many homes were built with steeper pitches to shed snow, which makes this a common factor around Markham and also influences issues like ice dams on your roof if insulation and ventilation aren’t up to par.
Multiple Slopes and Complex Roof Designs
Complex roof designs with multiple slopes, dormers, skylights, and chimneys require more material, more cutting, and more time. At Edmunds, features like skylights, chimneys, or multiple valleys can add up to 10% to the total. Across the industry, labour costs on complex roofs run 15-25% higher than on simple gable designs, and cross-gabled designs can push material use up by 30% due to waste from cutting odd angles. Additionally, roofs with multiple layers of shingles or overlays on the same roof can increase weight and moisture issues, often requiring a full tear-off to comply with building codes and ensure structural integrity.
A simple bungalow with a clean roofline will generally cost less to reshingle than a two-storey with a complicated multi-slope design, even if they’re the same square footage.
Tearing Off the Old Roof
Most Markham roofing jobs require a full tear-off of the old shingles before new ones go down. Skipping this step by overlaying new shingles on top of the old ones might save money in the short term, but it traps moisture, adds weight, and usually shortens the new roof’s lifespan. Building codes in Ontario also restrict how many layers can legally be on a roof before a full tear-off is required.
Tear-off and disposal costs generally add $1,000 to $3,500 to the total cost, depending on the roof size and number of existing layers. At Edmunds, each additional layer beyond the first adds roughly 20% to the tear-off cost.
Repairs and Hidden Costs
The cost that catches most people off guard is decking repair. When we strip old shingles, we sometimes find rotten decking—the plywood underneath has rotted out, usually from years of poor attic ventilation drying out the roof deck or allowing moisture to build up. At Edmunds, we charge $90 per sheet (4’ x 8’) to replace damaged decking, and on homes built in Markham’s 1980s and ‘90s subdivisions, this is a genuinely common find.
Hidden structural damage, including rotten decking, rotting sheathing, or damaged trusses, can require structural repairs and add $1,000 to $4,000 to a project once the old roof comes off. This is why we always advise budgeting a buffer of $1,000 to $2,000 above the quoted price for older homes and scheduling timely roofing repair in Markham before minor issues become major.
Permits and Disposal Fees
Building permits are typically required by local municipalities for roofing projects and can add to the final invoice. In Markham, a straight shingle replacement doesn’t require a permit unless you’re making structural changes, so you won’t have any permit costs added to your bill in those cases.
Always ask for an itemized estimate so you know exactly what’s included and what would be billed as an extra.
Seasonal Considerations
What time of year is the cheapest to replace a roof? Fall is generally the best season for roof replacement in Ontario. The temperatures are mild, which helps shingles seal properly, and the weather is more predictable than spring. Winter installations are possible but riskier and often more expensive due to weather delays and material challenges, especially if you’re also dealing with storm or hail damage roof repair in Markham. Spring is workable but wet weather can slow things down and push costs up. If you can book in late summer or early fall, you’ll often get better scheduling and a smoother job.
Labour Costs and What They Cover
Labour typically makes up 40-60% of the total roof replacement cost on a residential project, while materials account for the remaining 40-60%. Costs are broadly split between labor (typically 40–60%) and materials (40–60%).
On a $9,000 job, that’s $3,600 to $5,400 just for the crew. Here’s what labour costs generally cover:
Removal and disposal of the old roofing
Installation of ice and water shield (Edmunds includes this as standard along the eaves and in valleys)
Underlayment installation
Flashing installation
New shingle installation
Cleanup after the job
Labour rates go up with complexity. A steep roof or one with a lot of penetrations (chimneys, skylights, vents) takes more time and more care. In regions with higher living expenses, you can expect higher labour costs due to increased demand and local economic factors. Roofing contractors who carry proper insurance also have higher overhead than those who don’t, and that shows up in the quote. A quote that’s suspiciously low is often one that’s cutting corners on labour quality, insurance, or material grade. When hiring a roofing contractor, homeowners should ensure that the contractor is licensed and insured to protect against potential liabilities during the project.
When you’re comparing quotes from roofing contractors, look at the line items, not just the total. Two quotes at $10,000 and $12,000 might reflect very different scopes. Edmunds provides free quotes when repairs exceed the $300 minimum service threshold, so there’s no reason not to get a proper assessment before deciding.
Should You Repair or Replace Your Roof?
If your roof is 15 years or older, replacement usually makes more financial sense than continuing to patch and repair it.
Assessing the condition of the existing roof is crucial in deciding whether to repair or replace, as sometimes repairs or overlays can extend the life of the current roof without a full tear-off. For homes near ponds, ravines, or lake-influenced microclimates around Markham, it’s also wise to factor in roof lifespan near a lake when making that call.
Here’s the rule of thumb we use at Edmunds: if the repairs required add up to more than 25% of the roof’s total replacement value, you’re better off replacing it. When evaluating this, consider the roof’s lifespan—paying $2,500 in repairs on a roof that would cost $9,000 to replace is one thing, but paying $3,000 in repairs on a roof that’s already 18 years old and going to need replacing in three years anyway is throwing good money after bad.
Typical repairs from Edmunds start around $300 for material and labour on minor issues. More significant problems, like underlying structural damage or a widespread leak that’s soaked through the decking, can run into the thousands, which is where home renovation financing options can help spread the cost out over time. When a repair quote comes in high, that’s often the moment to seriously consider a full replacement.
A new roof also has real value beyond just keeping the rain out. A properly installed roof protects your home’s structure, supports proper insulation, and improves curb appeal if you’re thinking of selling. Buyers notice a roof that’s near the end of its lifespan, and it can either come off the sale price or create headaches during the inspection process.
Choosing a Roofing Contractor in Markham
Always obtain multiple quotes from different roofing contractors before committing to any roofing project. Comparing multiple quotes helps you evaluate not only the overall price but also hidden fees like disposal and permit charges, ensuring transparency and fair pricing. Review the breakdowns, not just the totals. A trustworthy contractor will provide an itemized estimate detailing what’s included: material grade, underlayment type, ice and water shield coverage, disposal, and warranty terms.
Make sure the contractor is licensed and insured. This protects you if something goes wrong during the job or if a crew member is injured on your property. Ask specifically about both the manufacturer’s material warranty and the contractor’s workmanship warranty. A quality contractor stands behind their work after the job is done, and you can often see this in galleries of home improvement examples in Markham that showcase past roofing, siding, window, and door projects.
A local roofing and siding contractor in Markham with experience in the area will understand the specific weather demands here, from ice dams and freeze-thaw cycles to the kind of snow loads our roofs deal with in a heavy winter. That local knowledge matters when it comes to flashing details, ventilation, and choosing the right materials for the climate. Be cautious of quotes that seem unusually low. They often reflect unlicensed work, underinsured crews, or materials that don’t meet local standards.
Ready to Get a Quote? Contact Edmunds Home Improvements
At Edmunds Home Improvements, we’ve been helping Markham homeowners with roofing and renovation projects for over 30 years. Whether you’ve got a small leak you’re not sure about, a roof that’s coming up on 20 years, or you’re just trying to get a real number before you budget for a replacement, we’re happy to take a look.
We offer free quotes on roofing projects and will give you a straight, itemized breakdown of what your roof needs and what it will cost. You can contact Edmunds Home Improvements by phone or online form to get started. No pressure, no upsell, just an honest assessment from a crew that knows what roofs in Markham face every season.
Give us a call or reach out through our website. The right roof, properly installed, is one of the best investments you can make in your home. We’d love to help you make it.
