What should a roofing estimate include?
A complete roofing estimate names roof area, tear-off, underlayment, flashing, product, decking allowance, both warranties and 5% GST. The BC checklist.
Quick answer
A complete roofing estimate in BC should state the roof area in squares, the tear-off scope and disposal, the underlayment and ice-and-water coverage, new flashing at every wall, chimney and penetration, the exact shingle or panel product and colour, ventilation, a decking allowance per sheet, cleanup, both the manufacturer and workmanship warranties, the schedule, payment terms and 5% GST shown separately. If a quote is a single line with a total, you cannot compare it with anything, and the two most common omissions are the decking allowance and the roof area.
- Tax line on a BC roofing quote
- 5% GST only (no PST charged to you)
- Decking allowance in our model
- $500–$2,500 when condition is unknown
- Extra layer tear-off
- $0.75–$1.25 per sq ft of roof
- Per-square pricing seen locally
- $450–$1,200 per 100 sq ft installed
Next step: Compare up to three quotes for scope, gaps and price.
Upload My QuoteKey facts
- Tax line on a BC roofing quote
- 5% GST only (no PST charged to you)
- Source: Government of British Columbia
- Decking allowance in our model
- $500–$2,500 when condition is unknown
- Our pricing model (estimate)
- Extra layer tear-off
- $0.75–$1.25 per sq ft of roof
- Our pricing model (estimate)
- Per-square pricing seen locally
- $450–$1,200 per 100 sq ft installed
- Source: Shoreline Roofing (Victoria contractor)
- Neutral contractor-selection guidance
- RCABC Consumer Guide to Roofing
- Source: Roofing Contractors Association of BC
Greater Victoria context
Fairfield and Rockland quotes are where missing lines cost the most. A 1910s roof with three chimneys, two dormers and a valley on each face has a dozen flashing details, and a quote that says only 'flashing as required' can mean new step and counter flashing or a bead of sealant on the old metal. Ask for each chimney priced; our model carries $400–$1,500 per chimney re-flash for a reason.
On acreages in Metchosin, Highlands and North Saanich the missing line is usually access and disposal. A bin that cannot reach the house, shingles carried down a slope and a long haul to Hartland all cost time, and a roofer who did not walk the site will not have priced them. In strata townhomes in Langford and Westhills, ask that the quote name what is common property and who signs for it.
| Line item | What a complete estimate states | Why it matters |
|---|---|---|
| Roof area | Squares (100 sq ft) or sq ft, with pitch | Only way to compare price per square between quotes |
| Tear-off and disposal | Number of layers removed; bin and landfill included | Extra layers add $0.75–$1.25 per sq ft |
| Underlayment | Synthetic type; ice-and-water at eaves, valleys, penetrations | Cheap felt versus synthetic changes the roof's life |
| Flashing | New step, counter, drip edge, pipe boots, vents; chimneys and skylights priced | 'As required' often means sealant on old metal |
| Product | Manufacturer, line, colour, ventilation type | Grades vary widely in price and warranty |
| Decking | Allowance per sheet or per sq ft if rot is found | The most common post-tear-off surprise |
| Warranties | Manufacturer term and contractor workmanship term, in writing | Workmanship failures show in years 1–5 |
| Money | Total before tax, 5% GST, deposit, balance timing | PST is not charged to homeowners in BC |
Checklist from local quote patterns and RCABC consumer guidance; the quote-comparison tool checks uploaded quotes against these lines.
Scope lines that separate a real quote from a number
The scope section is where cheap quotes hide their savings. Re-used flashing, felt underlayment, no ice-and-water membrane, no ridge vent and a subcontracted crew can knock thousands off and still be called a 'complete re-roof'. A quote that names the underlayment brand, states 'all new flashing' and prices each chimney and skylight has been written by someone who walked the roof.
Ask for the product line in full, not just 'architectural shingles'. Two lines from the same manufacturer can differ in wind rating, algae resistance and warranty length, and the difference is invisible from the ground.
Money lines: tax, deposit and the allowance
In BC a real-property contractor pays PST on the materials it buys and does not charge you PST; your invoice carries 5% GST on the whole contract. A quote showing 12% tax, or PST as a separate line to you, is wrong and worth questioning. Quotes are normally before GST, so add 5% when you budget.
The decking allowance is the line most often missing. Without it, a roofer who finds rotten sheathing after tear-off is negotiating with you while your roof is open. With it, the discovery is a known unit price. Deposits of 10–30% are common; large up-front payments are a red flag.
Ready to see your own number? Compare up to three quotes for scope, gaps and price.
Upload My QuoteSchedule and paper
The last third of a good estimate is about time and proof.
- Start window and expected working days, with a weather-hold policy
- Proof of liability insurance and WorkSafeBC coverage available on request
- Who supervises on site and who your contact is
- Cleanup: magnet sweep, gutters cleared, bin removed
- Warranty documents to be delivered on completion, with the manufacturer's registration if required
- Any guarantee program (for example an RCABC RoofStar guarantee) named with its term
Frequently asked questions
Why are some roofing quotes so much cheaper than others?
What does a $450–$1,200 'per square' quote mean?
Is GST charged on a roofing job in BC? Is PST?
What are red flags in a roofing quote?
Sources
- Charging and collecting PST — real property contractors — Government of British Columbia, accessed 2026-09-10.
- GI-089 GST/HST information for contractors — Canada Revenue Agency, accessed 2026-09-10.
- Great Victoria Roofing pricing model (our estimate) — Great Victoria Roofing, accessed 2026-09-10.
- New roof cost Victoria BC 2026 — Shoreline Roofing (Victoria contractor) (contractor/commercial estimate), accessed 2026-09-10.
- Consumer Guide to Roofing (PDF) — Roofing Contractors Association of BC, accessed 2026-09-10.
- RoofStar Guarantee — Guarantees — Roofing Contractors Association of BC, accessed 2026-09-10.
Full list with what each source supports: Sources · How we build estimates: Methodology
Last reviewed · Editorial team — reviewed against the sources listed on each page · Cost figures are estimates from our published pricing model, not quotations.
- Roofing Quote Red Flags: What to Check Before You SignNo roof area, no decking allowance, 'flashing as required', a lump-sum price, a big deposit, a price that expires today. What a Victoria estimate must include.Read
- How Many Roofing Quotes Should You Get?Three for most Greater Victoria re-roofs, two for a simple repair, four or five above about $15,000 or on a complex heritage roof. Making quotes comparable.Read
- How to Choose a Roofing Contractor in Victoria, BCVerify WorkSafeBC coverage and liability insurance, ask about RCABC membership and RoofStar guarantees, check who is on the roof, read the warranty.Read
- Roof Replacement Cost in Victoria, BCMost Greater Victoria homes fall between $7,000 and $30,000 for a full replacement before GST. See what moves the number and how to read a quote.Read
- Roof Decking Replacement CostRotten decking costs $7 to $10 per sq ft of sheathing in our Greater Victoria model: $420 to $600 for light rot on a two-storey home, up to $6,000 on a rancher.Read
- Is it worth paying for an RCABC RoofStar guarantee?RoofStar is a third-party 5, 10 or 15-year guarantee through RCABC members, with independent inspections. What it covers, what it costs and when it pays.Read
- Does my roofer need WorkSafeBC coverage or a clearance letter?Yes: every roofing employer in BC must be registered with WorkSafeBC, and a clearance letter proves it. What the letter shows and what else to collect.Read
Take the next step with confidence
Compare up to three quotes for scope, gaps and price.