Roofing questions, answered

Does a re-roof in the Regional District of Nanaimo need a building permit?

Usually not. A straight re-roof with no structural changes sits on the RDN's list of work that does not need a building permit. If we have to touch framing — new rafters, altered trusses, a changed roof line — the job goes back on the permit list, and we tell you that before we quote. Inside Parksville or Qualicum Beach the town's own bylaw applies, and we confirm it with the building department for you.

How much rain does the BC Building Code expect a roof here to shed?

We design for 1,200 mm of rain a year in Parksville, with a one-day design rain of 91 mm, and a little more in Qualicum Beach at 96 mm. That extra water lands on the drainage details, so that is where we spend the time.

Is there a roofing licence in British Columbia?

British Columbia has no provincial roofing licence, and trade certification is voluntary here. Roofer is a Red Seal trade here, and our roofers are Red Seal certified. We carry WorkSafeBC coverage and liability insurance, and we will send you a clearance letter before we start if you would like to see one.

How much attic venting does a roof need?

We size vent area at 1/300 of the insulated ceiling area, which is what the BC Building Code asks for. Below a 1-in-6 slope, or where the roof is framed with roof joists, we double that to 1/150. We split the vents across opposite sides of the building, with at least a quarter of the area high and a quarter low, so air actually moves.

What should a roof quote actually say?

Our quotes name the shingle or panel product, the underlayment, where ice and water protection is placed, the ventilation target, the flashing and drip-edge details, what happens to the old material, and what is excluded. We break the quote out by line — the tear-off, the deck repair, the flashings and the venting — so you can see what each part of the job costs.

Do Errington, Coombs, Nanoose Bay and French Creek have their own design values?

No. The code tables list Parksville and Qualicum Beach but not the rural communities around them, so on paper an exposed acreage and a sheltered one can be specified the same way. We do not work that way. We walk the property and set the details to the exposure we actually find there.

Does a re-roof need a building permit in Qualicum Beach?

Qualicum Beach does not name roofing on its exemption list, but it does exempt repair and maintenance that keeps life safety and building performance where they already are, with no structural alterations. A like-for-like re-roof sits inside that. We confirm your specific job with the Town before we book it.

Does replacing roof sheathing count as a structural change?

Swapping damaged sheathing like for like is a repair, and we handle it as part of the re-roof. It becomes structural when we would be altering rafters or trusses, changing the roof line, or cutting a new opening for a skylight or dormer. If your roof needs any of that, we will tell you and sort the permit out first.

Do solar panels change the permit answer?

Yes. Solar panels need a building permit on their own, separate from the roofing. If you are planning both, tell us early — the order matters and we will plan around it.

Is eave protection required on roofs in this area?

The code exempts asphalt shingle roofs installed to the shingle rules, and it exempts regions at 3,500 degree-days or fewer — Parksville and Qualicum Beach sit at 3,200. We still run self-adhered membrane at the eaves and through the valleys, because on this coast the wind-driven rain is what gets in.

How is roof area measured for a quote?

We measure on the slope, not off the floor plan. A steeper roof has more surface for the same house, and it also takes longer because of staging and fall protection. We count penetrations, valleys and edge lengths separately, since flashing is where most of the roofing labour goes.

What decides between metal and asphalt shingles?

Slope, exposure, the shape of the roof, and how long you plan to keep the building. We can put metal on anything from a 1-in-4 slope up, and asphalt shingles from 1 in 3, or 1 in 6 using the low-slope method. On a cut-up roof with lots of valleys the cost gap narrows, because with metal the money is in the flashing work.

What underlay does the BC Building Code require?

At minimum, asphalt-saturated sheathing paper or No. 15 felt, lapped at least 50 mm and overlapping any eave protection by 100 mm. We generally use a synthetic underlay instead, installed to the manufacturer's instructions — it lays flatter, takes weather better while the roof is open, and is safer to walk on.

What ground snow load do roofs here carry?

We design to 2.0 kPa of ground snow in Parksville and Qualicum Beach, with a 0.4 kPa rain load on top. Honestly, on this coast rain and wind drive the design far more than snow does. Metal is the exception: it sheds the whole load in one slide, so we plan for where that lands.

Is a second layer of shingles cheaper than a tear-off?

Up front, yes — you skip the tear-off labour and the disposal. But you never find out what the deck is doing, the extra weight stays on the structure, and every flashing becomes a patch worked around the old course instead of a detail let into the roof. We tear off to the sheathing so we can see what we are covering.

If your question is not here, ask us on the roof. To get yours looked at, request a free quote and we will come back with the answer and the reasoning in writing.