Replacing a roof on a 2000 square foot house isn’t just about picking shingles and calling a contractor. It’s a major investment-one that can range from $10,000 to $30,000 depending on where you live, what materials you choose, and how complex your roof’s design is. In Burlington, Canada, where winters are harsh and snow loads are heavy, your roof doesn’t just keep the rain out-it has to survive ice dams, freeze-thaw cycles, and decades of wear. So how much should you actually expect to pay? Let’s break it down, step by step.
Material Costs: The Biggest Factor
The type of roofing material you pick drives most of the price difference. For a 2000 square foot house, here’s what you’re looking at:
- Asphalt shingles - the most common choice - cost between $4.50 and $7.50 per square foot installed. That’s $9,000 to $15,000 total. Most homeowners in Ontario go with 3-tab or architectural shingles. Architectural shingles last longer, look better, and handle wind better, so they’re worth the extra $1-$2 per square foot.
- Metal roofing runs $8 to $14 per square foot installed. For a 2000 sq ft roof, that’s $16,000 to $28,000. Metal lasts 40-70 years, sheds snow easily, and is fire-resistant. It’s popular in colder climates because it doesn’t trap ice like asphalt can.
- Wood shakes cost $9 to $15 per square foot. They look great but aren’t ideal for snowy regions. They need regular maintenance, and many insurance companies won’t cover them anymore.
- Clay or concrete tiles start at $12 per square foot and can hit $20+. That’s $24,000 to $40,000. They’re beautiful but heavy. Most older homes in Canada aren’t built to support them without structural upgrades.
For most people in Burlington, architectural asphalt shingles strike the best balance: decent lifespan (25-30 years), good performance in snow, and a price tag that won’t break the bank.
Labor and Removal: Don’t Skip This Part
Material isn’t the whole story. Labor accounts for 40-60% of the total cost. Removing your old roof is messy, dangerous work. A 2000 sq ft roof usually has 2-3 layers of shingles. Contractors charge $1.50 to $3.50 per square foot just to tear off and haul away the old material. That’s $3,000 to $7,000 right there.
Installation adds another $2 to $5 per square foot. So labor alone can add $7,000 to $15,000 to your bill. Why the big range? It depends on:
- Roof pitch - steeper roofs take longer and require more safety gear
- Number of valleys, dormers, or chimneys - each adds time and complexity
- Accessibility - narrow driveways or tight yards mean more manual hauling
Some contractors try to lowball you on labor, then upsell later. Always get a line-by-line breakdown. Ask: “Is tear-off included? Are they replacing flashing and underlayment?” If they say yes but don’t list it, push back.
Underlayment and Flashing: The Hidden Costs
Most homeowners don’t think about underlayment or flashing-but they’re critical. A roof is only as good as its base. In Ontario, building codes require synthetic underlayment (not felt paper) for new installations. Synthetic is more durable, doesn’t tear when wet, and resists ice dam damage.
Flashing around chimneys, vents, and skylights needs to be replaced too. Copper flashing lasts longer but costs more. Aluminum is cheaper but corrodes faster in salty air near the Great Lakes. Most contractors use aluminum unless you pay extra for copper.
Don’t let a contractor skip this step. One bad flashing job leads to leaks, mold, and rot inside your walls. That’s not a $10,000 problem-it’s a $50,000 problem.
Permits, Inspections, and Waste Fees
In Burlington, you need a building permit for roof replacement. That’s usually $200-$400. The city also requires a final inspection before you can pay the contractor in full. Some contractors include this in their quote. Others charge extra. Always confirm.
Waste disposal fees vary by municipality. In Halton Region, a 20-yard dumpster for roofing debris runs $400-$600. If your roof has multiple layers, you might need two dumpsters. That’s another $800-$1,200. Some contractors bundle this into their price. Others don’t. Ask.
What’s Included in a Full Roof Replacement?
Here’s what a proper roof replacement should include:
- Tear-off of all existing roofing layers
- Inspection and repair of roof decking (if rot is found)
- Installation of synthetic underlayment
- New flashing at all penetrations (chimneys, vents, valleys)
- Installation of drip edge along eaves and rakes
- Proper ventilation: soffit vents + ridge vents
- Full installation of chosen roofing material
- Cleanup and haul-away of all debris
If any of these are missing, you’re not getting a full replacement-you’re getting a patch job with new shingles on top of old problems.
How to Avoid Being Overcharged
Roofing scams are common. Here’s how to protect yourself:
- Never pay 100% upfront. A deposit of 10-30% is normal. The rest should be due after inspection.
- Ask for proof of insurance. Liability and workers’ comp are mandatory in Ontario. If they don’t have it, you could be liable if someone gets hurt on your property.
- Check reviews on Google and the Better Business Bureau. Look for patterns: Do people complain about hidden fees? Poor cleanup? Missed inspections?
- Get at least three written quotes. Don’t just pick the cheapest. Pick the one with the clearest breakdown and the most detailed warranty.
- Ask about the warranty. A 25-year shingle warranty doesn’t mean 25 years of coverage. Most warranties cover material defects only. Labor warranties? Those vary. Look for 5-10 years on workmanship.
Real-World Example: A 2000 sq ft Roof in Burlington
Last spring, a homeowner in Oakville had a 2000 sq ft roof replaced with architectural asphalt shingles. Here’s what their final invoice looked like:
- Removal and haul-away: $5,200
- Architectural shingles (GAF Timberline HDZ): $8,800
- Synthetic underlayment: $1,100
- New flashing and drip edge: $1,400
- Ventilation upgrade (soffit + ridge): $1,800
- Permit and inspection: $320
- Waste disposal: $550
- Labor: $6,700
- Total: $25,870
That’s average for the region. A similar job with metal roofing would’ve been closer to $28,000. A basic asphalt job with no upgrades? Maybe $18,000-but they’d be cutting corners.
When to Replace vs. Repair
Not every leak means you need a full replacement. If your roof is under 15 years old and only has minor damage-like a few missing shingles or a small leak near a chimney-you might be able to repair it. But if:
- Shingles are curling, cracking, or losing granules
- You’re seeing water stains on ceilings or mold in the attic
- The roof has more than one layer of shingles
- It’s been over 20 years since the last replacement
Then it’s time to replace it. Waiting too long risks structural damage. Ice dams in winter can lift shingles and let water into your insulation. That’s not just a repair-it’s a mold problem, a rot problem, and a health hazard.
Financing and Rebates
Some homeowners in Ontario qualify for energy efficiency rebates if they install a cool roof or metal roofing with reflective coatings. Check with Ontario Energy Board for current programs. You might get $500-$1,500 back.
Many roofing companies offer financing through third-party lenders. Interest rates vary. Watch out for “0% for 12 months” deals-they often kick in high rates after the promo ends. Always read the fine print.
Don’t assume your insurance will cover it. Unless your roof was damaged by hail, wind, or fire, most policies won’t pay for normal wear and tear. Don’t file a claim just because you’re tired of your roof. You’ll likely pay more in higher premiums than you’ll get back.
How Long Does It Take?
A standard 2000 sq ft roof replacement takes 2-3 days in good weather. If it rains or snows, it can stretch to 5 days. A good contractor will cover the roof at the end of each day to prevent water damage. Ask how they handle weather delays.
Don’t let a crew work for a week straight. That usually means they’re understaffed or disorganized. A two-day job with a team of 4-6 people is normal.
What to Expect After Installation
After the roof is done, you should get:
- A signed certificate of completion
- A copy of the permit and inspection report
- Warranty documents for both materials and labor
- A cleanup checklist: no nails left in the yard, no debris in gutters
Take photos of the finished roof. Keep them with your warranty papers. If something goes wrong in five years, you’ll need proof of what was installed.
Is $20,000 a fair price for a 2000 sq ft roof replacement?
Yes, $20,000 is a fair price for a 2000 sq ft roof with architectural shingles, proper underlayment, new flashing, ventilation, and debris removal. In Ontario, most homeowners pay between $18,000 and $26,000 for a full replacement. If you’re being quoted under $15,000, ask what’s missing-likely underlayment, flashing, or permit fees.
Can I replace my roof myself to save money?
Technically, yes-but you shouldn’t. Roofing is dangerous, and mistakes lead to leaks, mold, or structural damage. In Ontario, you need a permit, and your insurance may not cover damage from DIY work. Most manufacturers void warranties if the roof isn’t installed by a certified contractor. The time, risk, and potential cost of fixing errors far outweigh any savings.
Do I need to replace my gutters when I replace my roof?
No, not unless they’re damaged, rusted, or pulling away from the house. But if your gutters are over 20 years old, it’s a good time to replace them. Many contractors offer bundled deals on roof and gutter replacement. Ask for a quote on both at the same time.
How often should I replace my roof in Canada?
Asphalt shingles last 20-30 years in Ontario, depending on weather and maintenance. Metal roofs last 40-70 years. If your roof is over 20 years old and you’re seeing curling shingles, algae growth, or leaks, don’t wait. Winter storms can turn a small leak into a major repair.
Will a new roof increase my home’s value?
Yes, but not dramatically. A new roof adds about 60-70% of its cost to your home’s resale value. It won’t make your house sell faster, but it removes a major red flag for buyers. In a competitive market, a 5-year-old roof can be the difference between an offer and no offer.
Next Steps: What to Do Now
If you’re thinking about replacing your roof:
- Check your attic for signs of water damage, mold, or light coming through.
- Look at your shingles from the ground. Are they curled, cracked, or missing granules?
- Call three local contractors. Ask for a written quote with line items.
- Verify their insurance and check reviews.
- Don’t rush. Winter is coming. If you wait too long, you risk damage from snow and ice.
A roof is the most important part of your home. It’s not an expense-it’s protection. Spend wisely, choose carefully, and don’t let a cheap quote fool you. The right roof lasts decades. The wrong one costs you more in the long run.
