Roof Repair in Surrey: Rain Season, Moss and Who Decides on a Strata Roof

What the wet season does to a roof

Moss grows on the shaded north slopes and under trees, and its roots work under shingle edges and hold water there through the winter. Over a few seasons it lifts the tabs, and the next windstorm removes them. Asphalt shingles in Surrey’s climate also lose granules faster than in dry parts of Canada, and cedar shakes, still common on older Surrey and White Rock homes, rot where moss and debris sit. Leaks usually start at valleys, chimney and skylight flashings, plumbing boots and the wall-to-roof junctions of dormers, not in the middle of a slope.

Gutters full of needles and moss overflow behind the fascia and rot it, which shows up as leaks at the eaves. Clearing gutters every fall is the cheapest roof maintenance in the Lower Mainland.

Townhouses and stratas: whose roof is it?

In most Surrey townhouse and strata complexes the roof is common property under BC’s Strata Property Act, and the strata corporation is responsible for repairing it. Report a leak to the strata council or property manager in writing, with photos and the date; the strata arranges the roofer and the insurance claim, and the cost comes from the contingency reserve or a special levy. Hiring your own roofer for common property can leave you paying for work the strata will not reimburse. Check the bylaws, because some bare-land stratas make the roof the owner’s.

Strata depreciation reports, required for most BC stratas, estimate when the roofs are due. If yours says the roofs are within a few years of replacement, expect a special levy and ask the council what the plan is before the leaks start.

What BC requires of a roofer, and what you should

Roofing is not a licensed trade in British Columbia. A homeowner who hires a roofer without WorkSafeBC coverage can be held liable if a worker is injured, so ask for a WorkSafeBC clearance letter and a certificate of liability insurance, and confirm both with the issuer. Consumer Protection BC publishes guidance on contractor contracts and deposits; keep deposits small and tie payments to milestones. Whether a like-for-like re-roof needs a City of Surrey building permit depends on the scope; ask the roofer and confirm with the City for deck replacement, structural work or skylights.

A written quote should name the product, the underlayment, the ice-and-water membrane at eaves and valleys, the flashing work, ventilation changes, disposal and the warranty on workmanship separate from the material warranty.

• Photos of the leak inside and the roof from the ground
• Roof material and approximate age
• Whether the home is a strata unit and what the bylaws say
• WorkSafeBC clearance and liability certificate from the roofer
• Depreciation report roof estimate, for a strata

Materials that suit the Lower Mainland

For replacement, ask about algae-resistant shingles, which slow the dark streaking common here, and about zinc or copper strips at the ridge, which reduce moss. Metal roofing sheds moss and rain well and is increasingly common on Surrey homes, at a higher up-front cost. Cedar shakes need regular maintenance in this climate and many stratas are moving away from them.

Ventilation matters as much as the shingle: a warm, poorly vented attic under a wet roof grows condensation and mould. Ask the roofer to check soffit and ridge venting and to confirm bathroom fans vent outside.