A planned project, not a scramble: Five-Year Capital Plan budgeting, specialist roofers, permits, heritage approvals and scaffold coordination, managed by your Home Manager.
Most roofs can be repaired for a long time. At some point, though, the repairs start to cost more than they save: slates slipping faster than they can be replaced, flashing that keeps failing, a flat roof that has been patched several times, or cedar that is worn through. That is the point to plan a replacement, ideally before a leak forces the decision.
For active leaks, start with our roof repair service. This page is about the planned project.
Your Annual Home Review records the condition of the roof, and your Five-Year Capital Plan puts a replacement on the calendar with a budget range, so it does not arrive as a surprise. Your Home Manager can compare repairing a section with replacing the whole roof, and explain the trade-offs plainly.
Each material needs its own specialist. We bring in trades who work with that material every day, licensed, vetted and insured, and many have worked with us for up to 20 years.
A replacement is the time to add what older roofs lacked: ice-and-water membranes, better underlayment, improved attic ventilation and more durable flashing.
Members buy a minimum of 60 hours of Home Manager time at $121 an hour, with no monthly fees, and unused hours never expire. Roofing work is billed through Zebrano as it is done. The price of a replacement depends on the material, the size and complexity of the roof, access and the approvals required, so we scope each one before we quote. To plan ahead, try our Home Maintenance Calculator.
Repair is usually right when the problem is local: a leak at the flashing, a few broken slates or missing shingles. Replacement makes sense when damage is widespread, the roof deck is soft, shingles are curling or losing granules across the whole roof, or the same repairs keep coming back. An inspection and your Five-Year Capital Plan help you time it.
Typically 15 to 25 years, depending on the shingle, the attic ventilation and how exposed the roof is. Architectural shingles last longer than older three-tab shingles, and poor attic ventilation shortens a roof's life more than most people expect.
Not for a straight replacement of the roofing material with no structural work. Structural changes do need a building permit. In a Heritage Conservation District, changing materials may need a heritage permit. Your Home Manager confirms both before the roofer starts.
Late spring to early fall, when the weather is more predictable and shingles seal properly in the warmth. Good roofers book up months ahead, so planning the replacement in your Five-Year Capital Plan gets you the right crew at the right time.
It depends on the house: natural slate and copper on many Victorian and Edwardian homes, cedar shakes on some Tudor and cottage-style houses, and quality architectural asphalt where a lighter, less costly roof suits. In a Heritage Conservation District, the rules may limit your choice.
There are no monthly fees. Members buy a minimum of 60 hours of Home Manager time at $121 an hour, and unused hours never expire. Trade and maintenance work is billed through Zebrano as it is done, on the same invoice, because every home's needs are different.
A roof replacement touches the budget, the neighbours, the approvals and the weather. One Home Manager coordinates all of it, with specialists who know your roof type.
Zebrano - Luxury Home Management. We look after Toronto homes: maintenance, trades, small renovations, refreshes and emergencies. In business since 2001.