Lower Mainland Roofing for Homes, Strata & Commercial Properties

Short answer: if the roof is younger and the problem is isolated, repair it. If problems keep showing up in different spots, you are usually looking at replacement. Here is what we actually check when we get on a roof in Surrey or the Lower Mainland:

• Age of the roof: most asphalt shingle roofs here last 18–25 years depending on exposure, ventilation and install quality.
• Where the leaks are: one flashing, one vent boot or a small wind-lifted area usually means a targeted repair.
• Condition of the shingles: curling, cracking or bald patches across whole slopes point to end-of-life, not a patch job.
• Granules in the gutters: heavy granule loss after every rain means the shingles are worn out.
• Flashings, valleys and penetrations: rusted or lifted flashings around chimneys, skylights and vents are common failure points.
• Deck and attic: soft spots underfoot, sagging between rafters, or staining in the attic mean water has been getting in for a while.
• Previous repairs: if the roof has already been patched two or three times, another repair rarely holds.

In the Lower Mainland, if a roof is leaking in more than one area or is near the end of its expected lifespan, replacing it is usually more cost-effective than continuing to patch it.

Coastal weather is hard on roofs here. Constant rain, north-slope moss and salt air on the coast all shorten shingle life compared to drier parts of Canada. Realistic ranges we see:

• Architectural asphalt shingles: 18–25 years, closer to 20 on shaded or north-facing slopes.
• Three-tab shingles: 15–20 years, often less on exposed sections.
• Metal roofing (standing seam or ribbed): 40–50+ years when flashings are maintained.
• Torch-on / SBS low-slope membranes: 20–30 years with regular inspections.
• Cedar shakes: highly dependent on maintenance, often 20–30 years in this climate.

Ventilation, attic insulation and how well the original install was done make a bigger difference than the brand of shingle. That is why we look at the whole assembly, not just the surface.

Yes. A big share of our work is townhome complexes, low-rise condos and commercial buildings across Surrey, White Rock, Delta, Langley and Coquitlam. When we work with strata councils and property managers, we handle it like this:

• Written scopes councils can compare side by side with other bids, line by line.
• Phased options by building or section when the reserve fund or owner approvals need it.
• Resident notices, parking coordination and site access planned in advance.
• Photo documentation of existing conditions and completed work for council records.
• WorkSafeBC-compliant fall protection and full liability insurance on every site.

The goal is a project the council can defend to owners and the property keeps functioning while we are on site.

Most Lower Mainland residential reroofs are on and off in 2–4 working days, weather permitting. Timing depends on:

• Roof size, pitch and complexity (hips, valleys, dormers, skylights).
• Whether we find rotted decking or damaged flashings that need to be replaced.
• Weather — we do not install shingles in heavy rain because it compromises the seal.
• Access, especially on townhomes where trucks and dump bins need coordinated parking.

For strata and commercial buildings we schedule by building or section so residents and tenants know exactly which days affect them.

You get two layers of warranty on a full roof replacement: the manufacturer covers materials and TNS Contracting covers our workmanship.

• Manufacturer warranty on shingles (Malarkey, GAF, IKO): typically limited lifetime on materials, with upgraded coverage available on qualifying systems.
• Manufacturer warranty on low-slope membranes (Soprema and similar): usually 10–20 years depending on system.
• TNS Contracting workmanship warranty covers the install itself — flashings, fastening, underlayment details.
• All warranties are written, not verbal, and handed over at project close-out.

If something related to our work shows up down the road, we come back and deal with it. That is the whole point of hiring a local contractor.

Yes. During the rainy season we get calls about active leaks almost every week. Here is how we handle it:

• Same-day phone call to figure out how bad it is and what you can do right now to limit damage.
• Temporary tarp or emergency patch when the roof is safe to access.
• Proper diagnosis after the weather clears — most leaks are flashing or ventilation-related, not the shingles themselves.
• Written repair scope with photos so you understand what failed and what we are fixing.

Emergency response focuses on Surrey, White Rock, Delta, Langley and the surrounding communities.

We cover the Lower Mainland — Surrey, South Surrey, White Rock, Delta, Langley, Burnaby, Richmond, Coquitlam, Vancouver, New Westminster, Maple Ridge and the North Shore. If you are not sure whether your address is inside our service area, send it to us and we will confirm the same day.

Yes. Once we are on the roof we often find related issues that should be handled at the same time — it is cheaper and less disruptive than bringing separate trades back later.

• Rotted fascia and soffit boards.
• Undersized or plugged gutters and downspouts.
• Siding damage around roof-to-wall transitions.
• Exterior painting after fascia, soffit or siding work.

We coordinate all of it inside one project so the building gets sorted in one mobilization instead of three.