How Much Does It Cost to Replace a 2,000 Sq Ft Roof?

In Greater Victoria a 2,000 sq ft home is more often two storeys than one. The 1980s and 1990s family homes of Broadmead, Royal Oak, Colwood's Wishart area and Langford's early subdivisions are two-storey with a 1,000 sq ft footprint, and their roofs are modest. The 2,000 sq ft rancher is rarer and older: sprawling 1960s homes in Cordova Bay, Ten Mile Point and Cadboro Bay, often with a low pitch, a flat-roofed wing and a long carport that together push the roof past 2,400 sq ft.

The benchmark guides assume a plain roof. Local homes at this size frequently add complexity that the guides do not: Broadmead roofs sit under covenant-protected Douglas fir and carry heavy moss; Cadboro Bay ranchers have two or three skylights added in the 1990s; Colwood two-storeys of the same era have steep 8/12 pitches that trigger WorkSafeBC personal fall protection. Each of those is a line item in the calculator, not part of the base number.

Canadian cost guides standardise on a 2,000 sq ft home because it is a round number near the national average, but they rarely say whether they mean floor area or roof area or how many storeys. Homeowner.ca's $13,000 figure is 2,000 sq ft of roof at $6.50 per sq ft, which matches a rancher with a smallish roof or a large two-storey home. Our model separates the two: a two-storey home at this floor area has about 1,200 sq ft of roof, a rancher about 2,400. Ask which one your roofer measured before comparing anything.

For asphalt, our two-storey range of $6,900 to $12,600 sits inside Green Building Canada's $8,000 to $18,000 BC range at the low end, and our rancher range of $13,200 to $24,000 overlaps its top. Homeowner.ca's $13,000 midpoint lands between the two, as it should for an unspecified roof. For metal, our two-storey $15,100 to $30,200 and rancher $28,800 to $57,600 span Green Building Canada's $16,000 to $60,000. Shoreline's 2026 Victoria guide puts most single-family jobs at $9,000 to $30,000 across materials, which our two-storey figures fit and our rancher metal figures exceed, consistent with the rancher being the bigger roof.

• Two-storey asphalt: our $6,900–$12,600 vs GBC $8,000–$18,000
• Rancher asphalt: our $13,200–$24,000 vs Homeowner.ca ~$13,000 midpoint
• Two-storey metal: our $15,100–$30,200 vs Shoreline $18,000–$35,000 typical

Steep pitch raises the two-storey asphalt estimate from $6,900 to $12,600 to $9,100 to $16,600 in our model, through 15 percent more area and 15 percent more labour. A second layer to tear off adds $900 to $1,500 on the two-storey roof and $1,800 to $3,000 on the rancher. A chimney adds $400 to $1,500 and each skylight $300 to $900 for re-flashing. Decking of unknown condition carries a $500 to $2,500 allowance. A two-storey steep roof with two chimneys and a skylight prices at $10,200 to $20,500 before GST, nearly 50 percent above the plain version.

Add 5 percent GST: the two-storey asphalt range becomes roughly $7,250 to $13,250. Keep a contingency of about 10 percent for decking found at tear-off if the allowance is not already in the quote. If the house is going on the market within two years, note that a BC realtor guide estimates a new roof recoups 60 to 70 percent at sale, so a $12,000 roof may return $7,000 to $8,500 in price; weigh that against a documented repair.