Roof Replacement Cost Ontario: 2026 Hamilton and Ancaster Guide

Updated November 6, 2026

How much does a new roof cost on a Hamilton or Ancaster home? The roof replacement cost Ontario homeowners see on a quote moves with roof size, pitch, the deck under the old shingles and the material on top. Below are the ranges, what changes them, and the permit rule that catches people switching to metal.

Direct Answer

A roof replacement in Ontario costs about $5 to $9 per square foot for asphalt shingles with full tear-off, roughly $10,000 to $18,000 for a 2,000 square foot roof [1]. Metal averages $6.50 to $14 per square foot across Canada [2]. In Hamilton and Ancaster, switching to metal needs a building permit [4].

TL;DR

• Asphalt with a full tear-off is the lower-cost roof; metal costs more per square foot [1][2].

• In Hamilton and Ancaster, re-shingling with the same material needs no permit; switching to metal does [4].

• Roof size, pitch, deck repairs, flashing and ventilation move the final price.

• A lifetime shingle warranty covers factory defects for one owner, with full coverage for the first 15 years under BP Canada's 2026 terms [8].

• Ask for HST, the permit and the workmanship warranty as separate quote lines [3].

One liner: Price the roof by the square, budget a permit if you're switching to metal, and compare quotes line by line.

Key Numbers

How much does a roof replacement cost in Ontario?

In short: Price follows roof size in squares, and metal sits above asphalt at every size.

The average cost of roof replacement in Ontario is about $5 to $9 per square foot for asphalt shingles, including tear-off and new underlayment [1]. Premium shingles reach about $12. Metal roofing averages $6.50 to $14 per square foot across Canada [2]. Ask whether a quote includes Ontario's 13% HST [3].

Roofers price by the square, which is 100 square feet of roof surface. A 2,000 square foot roof is 20 squares. At $500 to $900 a square for asphalt, that roof lands between $10,000 and $18,000 [1].

The 3,000 sq ft asphalt figure is the per square foot range multiplied out. Green Building Canada notes the cost per square foot drops on larger roofs, so treat it as the high end [1]. The metal figures cover metal roofing in general, not standing seam alone, and they're national rather than Ontario numbers [2]. The asphalt range leaves out new plywood decking, which costs extra when the old deck is soft or rotted [1]. Neither source says whether tax is included. On a $15,000 quote, 13% HST adds $1,950 [3].

Your own roof replacement cost depends on the roof itself, so a real number starts with someone looking at it. Southcote's quotes for roof replacement in Ancaster and Hamilton come up front. Each one covers the full tear-off, deck inspection, new underlayment, flashing and architectural shingles. If metal is on your list, the next section matters: in Hamilton, switching materials changes the paperwork.

Do you need a permit to replace a roof in Hamilton or Ancaster?

In short: Not for the same material; yes when you switch to a different one, such as metal.

Not if you're putting the same material back on. The City of Hamilton doesn't require a building permit to re-shingle a roof with the same roofing material [4]. It does require one to replace roofing with a different material. Ancaster is part of the City of Hamilton, so the same rule applies.

Some cost guides put a permit fee on every roof replacement. In Hamilton, an asphalt to asphalt job carries no permit at all [4]. Switching to standing seam metal is different. Taking off asphalt shingles and putting on metal is a change of material, so you need a permit before work starts [4].

The City sets its permit fees in its Building By-law and posts the current amounts on its building permit fees page [5]. When you compare metal roof cost Ontario figures like the ones above, add that fee to the metal column. For a metal roof, the permit is part of the roof replacement cost Hamilton homeowners should plan for. Ask your roofer to show it as its own line and to say who files the application.

The rules behind the permit are province-wide. Ontario has one Building Code for every municipality, O. Reg. 163/24, in force since January 1, 2025 [6]. Your city doesn't write its own roofing code, but its permit page tells you whether your job needs a permit [4].

None of this makes metal harder to choose. It's one more line on the quote, and knowing about it early keeps your start date on track.

What moves the price of a new roof

In short: Roof size and pitch, the tear-off and deck condition, and the underlayment, flashing and ventilation work.

Where your quote lands in those ranges comes down to three things. Each one changes the roof replacement cost before a single shingle goes on.

Roof size and pitch

Size sets the baseline. More squares mean more shingles or metal panels, more underlayment and more hours on the roof. Pitch and shape add to that. A steeper roof takes longer and needs more fall protection. Complex designs with more protrusions or levels also cost more to replace [1]. Every valley, dormer, skylight and chimney is a spot that gets cut and flashed by hand.

Tear-off and the deck underneath

A full tear-off strips the old shingles down to the deck, the plywood or boards the roof is fastened to. HomeStars puts removal at $1,000 to $3,000 for a ranch-style home [2]. Laying new shingles over old ones skips that cost. The Asphalt Roofing Manufacturers Association says the old layer will likely need to come off when the roof already has two layers or sags along the ridge [7]. The same goes for rotted or warped deck boards, or old shingles too uneven to flatten. It also notes that most manufacturers don't recommend new shingles over existing laminated shingles [7].

Tear-off has a second payoff. With the old roof gone, the crew can see the deck. Soft or rotted sheathing gets replaced, and that costs extra on top of the base price [1]. That's why Southcote's asphalt roofs start with a complete tear-off and a deck inspection.

Underlayment, flashing and ventilation

These are the parts you can't see from the street, and they decide how long the roof lasts.

• Underlayment is the sheet layer between the deck and the shingles, a second line of defence against water.

• Flashing is the metal at valleys, walls, chimneys and vents, wherever the roof meets something else.

• Ventilation moves air through the attic so heat and moisture don't build up under the deck.

Skipping them can cost more than it saves. BP Canada's 2026 shingle warranty cuts coverage to 10 years, with no up-front period, when shingles go on non-ventilated surfaces or insulated roof decks [8]. It also excludes leaks from improper installation of shingles or flashing, and condensation from poor attic ventilation [8]. A quote that leaves out vent or flashing work may lower the new roof cost on paper and put that coverage at risk.

Asphalt shingle vs standing seam metal: new roof cost compared

In short: Asphalt costs less up front; metal costs more and is expected to last longer.

Southcote installs both, so the choice comes down to budget and how long you want the roof to last. Architectural asphalt shingles cost less up front. Standing seam metal costs more but uses concealed-fastener panels for a long-life, low-maintenance roof.

The standing seam metal roof cost is higher on day one, so weigh it against the years each roof is expected to last. Lifespan ranges are wide, so use them to compare the two, not to predict your own roof. The metal range also covers metal roofing in general [1].

If you're weighing a switch, ask for both options on the same quote. You'll see the new roof cost of each side by side, with the Hamilton permit shown on the metal line.

What a lifetime warranty actually covers

In short: Factory defects in the shingles for one owner, prorated after the first years; installation errors fall to the workmanship warranty.

A lifetime shingle warranty covers the shingles, for one owner, against manufacturing defects. It doesn't cover everything on the roof for as long as you own the house. BP Canada's 2026 shingle warranty is a clear example of how these documents work [8].

Under BP's terms, lifetime means the original owner, or one registered later owner, of a single-family home that is their main residence [8]. For the first 15 years, BP pays to repair or replace defective shingles, labour included [8]. That up-front period leaves out flashing, metal work, vents, and tear-off and disposal. After year 15, coverage is prorated, so the payout shrinks as the roof ages [8].

Selling the house changes things too. The warranty transfers once, and BP has to be notified within 30 days. If the sale happens after year 10, the new owner gets the lesser of 2 years or the time left [8].

The biggest gap is installation. BP excludes leaks caused by improper installation of shingles, flashing or other materials [8]. It also requires the roof to follow BP's application instructions and building codes.

That's why the workmanship warranty deserves a line on any quote, next to the roof replacement cost. Every Southcote roof carries its own workmanship warranty on top of the materials warranty, and both are spelled out in the quote. As an owner-run Ancaster contractor, Southcote stands behind its own work, and that warranty is how you hold it to that.

What a clear roofing quote should list

In short: Roof size, material, tear-off, deck work, underlayment, flashing, ventilation, permit, HST and both warranties.

Two quotes only compare fairly when they cover the same work. Before you look at the totals, check each quote for these lines:

1. Roof size in squares

2. Roofing material and product line

3. Full tear-off and disposal of the old roof

4. Deck inspection, and the price for any sheathing that gets replaced

5. New underlayment

6. Flashing at valleys, walls, chimneys and vents

7. Ventilation work

8. A building permit line if the material changes, and who files it

9. HST shown as its own line

10. The manufacturer's warranty by name, plus the workmanship warranty and its length

If a quote is missing a line, ask about it before you compare prices. A lower number that leaves out flashing, ventilation or the permit covers less of the job.

Southcote gives a clear quote up front, with the full tear-off, deck inspection, new underlayment, flashing and shingles included, so you can see where your roof replacement cost goes. For a home in Ancaster, Hamilton or Burlington, request a roofing estimate.

Frequently Asked Questions

In short: Seven quick answers on cost, permits, HST, tear-off, repairs, warranties and metal.

How much does a new roof cost in Ontario?

For a full asphalt shingle tear-off, Ontario figures run about $5 to $9 per square foot of roof [1]. That's roughly $10,000 to $18,000 for a 2,000 square foot roof. Metal costs more. Size, pitch, deck repairs and the material you pick move your own number, so a site visit sets the final price.

Do I need a permit to switch to a metal roof in Hamilton?

Yes. The City of Hamilton requires a building permit to replace roofing with a different material [4]. Going from asphalt shingles to standing seam metal counts, so you need one before work starts. Re-shingling with the same material doesn't need a permit. The same rule covers Ancaster, which is part of the City of Hamilton.

Does a roof replacement quote include HST?

Not always, so ask. Ontario's HST rate is 13% [3]. On a $15,000 roof replacement cost, that adds $1,950. A clear quote shows HST as its own line, so you can compare totals from different roofers on the same basis.

Can new shingles go over the old ones?

Sometimes, depending on the roof. The Asphalt Roofing Manufacturers Association says the old shingles will likely need to come off if the roof already has two layers or sags [7]. Rotted or warped deck boards, or shingles too uneven to flatten, mean the same. Most manufacturers don't recommend going over laminated shingles.

Should I repair my roof or replace it?

It depends on the roof's age, the condition of the shingles and the deck underneath. Southcote checks all three and recommends a repair when it will get you years more service [9]. Missing shingles, storm damage and leaks can be repaired, with each leak traced to its source rather than patched.

What happens to a lifetime shingle warranty if I sell my house?

BP Canada's 2026 warranty transfers once, and BP must be notified within 30 days of the sale [8]. If you sell within the first 10 years, the coverage carries on unchanged. After year 10, the new owner gets the lesser of 2 years or the time left.

Is standing seam metal worth the extra cost?

That comes down to how long you want the roof to last. Green Building Canada puts asphalt shingles at 15 to 30 years and metal roofing at 40 to 70 years [1]. Metal costs more up front and, in Hamilton, needs a permit when it replaces asphalt [4]. Pricing both on one quote shows the difference for your home.

Definition Bank

Entity Cards

City of Hamilton permit rule

BP Canada Shingle Limited Warranty

Ontario Building Code

Southcote Construction and Consulting

Sources

1. Green Building Canada, Average Cost of Roof Replacement in Ontario (By Roof Type), updated June 26, 2026. https://greenbuildingcanada.ca/roof-replacement-costs-ontario/

2. HomeStars, Guide to Roofing Costs and Estimates in Canada, updated August 21, 2026. https://www.homestars.com/roofing/price-guides/roofing-cost

3. Canada Revenue Agency, GST/HST calculator (and rates). https://www.canada.ca/en/revenue-agency/services/tax/businesses/topics/gst-hst-businesses/charge-collect-which-rate/calculator.html

4. City of Hamilton, Building Permit Application Requirements. https://www.hamilton.ca/build-invest-grow/construction-renovation/residential-building-renovation/building-permit

5. City of Hamilton, Building Permit Fees. https://www.hamilton.ca/build-invest-grow/construction-renovation/residential-building-renovation/building-permit-fees

6. Ontario e-Laws, O. Reg. 163/24 Building Code, in force January 1, 2025. https://www.ontario.ca/laws/regulation/r24163

7. Asphalt Roofing Manufacturers Association, Asphalt Shingle Reroofing: Replacement vs. Recover, February 22, 2024. https://www.asphaltroofing.org/?p=1683

8. Building Products of Canada, BP Shingle Limited Warranty (Canada East), effective January 1, 2026. https://bpcan.com/wp-content/uploads/2026/02/bp-shingles-warranty-canada-east-01-jan2026-web.pdf

9. Southcote Construction and Consulting, Roofing in Ancaster, Hamilton and Burlington. https://southcoteconstruction.com/roofing