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.
Rocky Wyatt
January 9, 2026 AT 11:31Anyone else notice how every single contractor in Ontario acts like they’re the only ones who know how to install a roof? I got three quotes last year-all said the same thing, but one left out flashing. Total scam. Don’t fall for it.
And don’t even get me started on ‘0% financing.’ That’s just a loan with a trapdoor.
Also, why do people think DIY roofing is ‘saving money’? You’re not saving-you’re just buying a new ceiling later.
And yes, $20k is fair. If you’re under $15k, they’re using leftover shingles from 2008.
PS: If your contractor doesn’t bring a magnet to clean up nails, walk away. I’ve stepped on one. It hurt like hell.
PPS: Metal roofs are the only real choice if you want to live past 40 in Canada. No more ice dam tears.
PPPS: Insurance won’t cover your dumb decision to wait until the attic looks like a swamp. Just sayin’.
Santhosh Santhosh
January 10, 2026 AT 10:57I come from a small town in southern India where roofs are made of corrugated metal and held together by hope and rainwater. But reading this, I realized something: a roof isn’t just a cover. It’s a promise. A promise that your family won’t wake up to a dripping ceiling, that your kids won’t sleep under a tarp in winter, that your walls won’t turn into mold galleries.
In places like Burlington, the roof is armor. It’s not about aesthetics or trends. It’s about surviving what nature throws at you-ice, wind, snow, freeze-thaw cycles that crack concrete like eggshells.
I’ve seen homes in my village where roofs leak for years because no one can afford to replace them. And yet, people still pay for phone bills, for medicine, for school fees. A roof is the last thing you fix. But here, you’re treating it like the first.
Maybe that’s the difference. In some places, a roof is a luxury. Here, it’s survival. And that’s why every dollar spent on proper underlayment, every extra hundred for copper flashing, every minute spent checking the permit-it matters.
I don’t know if I’ll ever need to replace a roof in Canada. But if I do, I’ll remember this post. Not because of the numbers. Because of the truth behind them.
Veera Mavalwala
January 11, 2026 AT 05:53Oh sweet merciful heavens, someone finally said it: DON’T LET THEM SKIP THE FLASHING.
I had a guy come in last year who said ‘we’ll just reseal the old stuff’-yeah, right. Two winters later, my drywall turned into a fungus farm. Mold in the kitchen. Mold in the laundry room. Mold in the closet where I keep my grandmother’s quilts. My insurance denied it because ‘it was maintenance.’
And now I’m paying $12k to gut the whole back wall. All because some ‘contractor’ thought he was Picasso and flashing was just ‘a suggestion.’
Also, why do people still use asphalt shingles? They’re like putting duct tape on a bullet wound. Metal? Yes. Clay? Only if you have a structural engineer on speed dial. Wood? Are you trying to burn your house down?
And don’t even mention ‘cool roofs’ unless you’re okay with paying $30k and then getting a $500 rebate that takes 14 months to process.
Also, if your contractor says ‘we’ll clean up’ and doesn’t bring a magnet, they’re lying. I’ve found nails in my dog’s paws. For real.
Ray Htoo
January 12, 2026 AT 21:22This is one of the most thorough, practical breakdowns I’ve ever read on roofing. Seriously. Most people just Google ‘roof cost’ and pick the lowest quote. But this? This is the kind of thing you save and print.
I’m actually in the middle of this right now-2000 sq ft in Michigan, similar climate. We went with architectural shingles, synthetic underlayment, copper flashing on the chimney, and ridge vents. Total? $23k. No surprises. All line items accounted for.
One thing I’ll add: don’t underestimate ventilation. I didn’t realize how much condensation builds up in the attic until I saw the frost on the rafters in January. Now I get why ridge + soffit vents are non-negotiable.
Also, the warranty thing? Huge. I asked for 10-year labor coverage. Got it. The company even sent a guy out last week to check the gutters. That’s service.
And yes-metal is the future. I’m already eyeing it for the next house. This one’s just a stopgap.
Natasha Madison
January 14, 2026 AT 17:50They’re lying about the permits. The city doesn’t require inspections anymore. I checked. The whole thing is a scam to make contractors rich.
And why do you think they push synthetic underlayment? Because it’s made by Chinese corporations that pay off the building codes. Felt paper was fine for 100 years.
Also, metal roofs? That’s just government propaganda to get you to buy energy-efficient junk. You think they care about your ice dams? No. They care about your tax dollars funding green subsidies.
And don’t get me started on ‘warranties.’ Those are void if you breathe near the roof wrong. I’ve seen it.
DIY? You’re not being told the truth. If you’re smart, you do it yourself. Save $20k. No one’s going to jail for fixing their own roof.
And why are we even talking about ‘value increase’? The housing market is a bubble. Your roof won’t save you when the crash comes.
Just wait. Next year, they’ll say you need a solar roof. And then a drone inspection. And then a blockchain certificate. They’re milking you.
Sheila Alston
January 16, 2026 AT 04:20I just want to say-thank you. Thank you for writing this like a human who actually cares.
I’m a single mom. I was terrified to replace my roof. I thought I’d get ripped off. I thought I’d have to choose between feeding my kids and keeping them dry.
This post? It didn’t just give me numbers. It gave me confidence. I called three contractors. I asked every question. I got the line-by-line quote. I didn’t panic.
We went with architectural shingles. $21,500. All included. No hidden fees. They even cleaned up every single nail. My dog didn’t step on one.
I cried when they finished. Not because it was expensive. Because I finally felt safe.
To everyone who says ‘just fix it yourself’-you don’t know what it’s like to be a woman alone in a house with a leaky roof and a 6-year-old who’s afraid of thunder.
You don’t know.
But you do now.
Thank you.
sampa Karjee
January 17, 2026 AT 05:09How quaint. You people treat roofing like a sacred ritual. In my village, we use bamboo and palm thatch. It lasts five years. We replace it every monsoon. No permits. No insurance. No ‘synthetic underlayment.’ Just skill and sweat.
And yet, here you are, spending $25k on a roof that will last 30 years. You think you’re protecting your home? You’re protecting your ego.
Let me ask you: how many of you have ever climbed onto your roof? Or fixed a leak with tar and prayer? Or carried shingles up a ladder in -20°C?
No. You hired someone. You paid for the privilege of not doing the work.
That’s not progress. That’s surrender.
And now you want to be told you’re ‘smart’ for choosing copper flashing?
How about being smart enough to live simply?
But no. You need your ‘warranty.’ Your ‘inspection.’ Your ‘certificate of completion.’
Pathetic.
Patrick Sieber
January 18, 2026 AT 15:24Great breakdown. One thing missing: the importance of checking the contractor’s bonding status. In Ontario, licensed contractors have to be bonded. That means if they vanish halfway through, you can claim compensation.
Also, if they refuse to give you their license number, walk out. No exceptions.
And yes-metal roofs are the real MVP. I’ve got one. Snow slides off like it’s on a water slide. No ice dams. No clogs. No panic in February.
Worth every penny. And honestly? It looks sleek. People stop and ask about it.
Also, the magnet thing? Non-negotiable. I’ve got a whole drawer full of nails I’ve pulled out of my boots over the years. Don’t be that guy.
Kieran Danagher
January 19, 2026 AT 17:48Let me guess-you got your quote from ‘Burlington Roofing Pros’ and they said ‘we’re the cheapest!’
Yeah. They’re also the ones who use 15-year-old nails, skip the drip edge, and leave the old shingles on the neighbor’s lawn.
And if they say ‘we’ll throw in a free inspection’-that’s not free. It’s just a sales pitch for your gutters.
And don’t even get me started on ‘cool roofs.’ You think a white coating is going to save you from -30°C? That’s like wearing a t-shirt in a snowstorm and calling it ‘energy efficient.’
Just get architectural shingles. Proper underlayment. New flashing. Done.
And if you’re still debating? Go look at your attic. If you can see the sky? You’re already behind.
Stop overthinking. Start replacing.
OONAGH Ffrench
January 20, 2026 AT 16:37Roofing is the only home improvement where you pay for silence
Not the sound of rain on metal
Not the creak of wood settling
But the absence of drip
Of mold
Of panic at 3am when the ceiling starts to sag
That’s the real cost
Not the dollars
But the peace
And no one ever talks about that
They talk about shingles
Permits
Warranties
But not the quiet
That comes after
When the storm hits
And you sleep
Because you know
You’re safe
poonam upadhyay
January 20, 2026 AT 18:53Okay, so let’s break this down, shall we? You’ve got asphalt shingles at $4.50–$7.50 per square foot-BUT did you factor in inflation? CPI in Ontario has spiked 8.7% since 2023, so that’s actually $5.00–$8.20 now, and labor? Labor has gone up 12% due to union strikes and immigration delays, so your ‘$7k–$15k labor’ is now $8k–$17k, and don’t even get me started on the dumpster fees-Halton Region just hiked waste disposal by 20% because of landfill taxes, so your $550 is now $660, and you forgot to mention that synthetic underlayment has a 3-year warranty, not a lifetime guarantee, and if your roof is over 15 years old, the decking is likely compromised, which means you need structural reinforcement, which adds another $3k–$6k, and let’s not forget that the city of Burlington now requires a seismic assessment for roofs over 20 years old because of the Niagara fault line, which is $1,200 extra, and if you’re using GAF shingles, you need a certified installer or your warranty is void, and guess what? Only 12% of contractors in the region are certified, so you’re probably paying for a fake warranty, and also, the metal roofing you mentioned? It’s made in China, and the coating is toxic, and if you live near Lake Ontario, the salt air will corrode it in 10 years, so you’re just buying a time bomb, and oh, and the ‘ridge vents’? They’re useless if your soffit vents are blocked by insulation, which 90% of contractors don’t check, and the permit? It’s not $320, it’s $480 now because of the new environmental compliance fee, and the ‘cleanup checklist’? They’ll say they did it, but they’ll leave nails in the garden, and your dog will get hurt, and you’ll have to pay for vet bills, and the insurance won’t cover it because it’s ‘home maintenance,’ and the whole thing is a pyramid scheme where the middlemen profit and you get a leaky roof and a broken heart and a 20-year debt and you’re still paying for it in your dreams.
So no. $20k is not fair. It’s a gift to the contractors.
And you’re all being played.
Shivam Mogha
January 20, 2026 AT 20:38Get it done. Don’t wait.
mani kandan
January 21, 2026 AT 02:39Interesting how we treat roofs like luxury items when they’re literally the only thing standing between us and the elements.
I grew up in a house with a tin roof. In monsoon season, we’d move our beds to avoid the drips. I learned to listen to the rain-not as music, but as a warning.
Now I live in Toronto. My roof is 18 years old. I’ve been putting off replacement. I told myself ‘it’s fine.’
This post made me check my attic.
There’s a brown stain on the ceiling. It’s growing.
I called a contractor today.
Appointment next week.
Thank you for the nudge.
Not everyone needs a 3000-word essay.
Some just need to be reminded: your home is worth protecting.
Rahul Borole
January 23, 2026 AT 00:17It is imperative to underscore the criticality of adhering to the Ontario Building Code and the Canadian Standards Association guidelines when undertaking any roofing project. The structural integrity of a residential dwelling is contingent upon the precise implementation of engineered systems, including but not limited to: load-bearing capacity calculations, thermal bridging mitigation, vapor barrier continuity, and wind uplift resistance. Failure to comply with these regulatory frameworks not only constitutes a breach of statutory obligation but also exposes the homeowner to significant liability under the Occupiers’ Liability Act. Furthermore, the selection of roofing materials must be evaluated through the lens of lifecycle cost analysis, wherein the initial capital expenditure is weighed against long-term maintenance, energy efficiency, and resilience to climatic stressors. It is therefore not merely prudent, but ethically obligatory, to engage a licensed, bonded, and insured contractor who provides itemized documentation and third-party certification. To do otherwise is to gamble with the safety of one’s household and the fiscal stability of one’s future. The cost of inaction is not measured in dollars, but in displacement, health hazards, and irreversible structural compromise. Proceed with diligence. Prioritize integrity. Protect your sanctuary.
Rocky Wyatt
January 23, 2026 AT 21:31^This. I just got my inspection report. They found a 2x4 rotted under the chimney. They didn’t even mention it until after I asked. That’s $2k extra. Now I’m paying $27k.
But hey. At least I didn’t skip the underlayment.