Roof Replacement in London, ON: Complete Cost Guide & Timeline

The total cost of a full roof replacement in London depends on three main factors: roof size (measured in squares, where one square = 100 sq ft), material choice, and labor complexity. A typical London home with a 2,000 sq ft footprint has a roof area of 2,200–2,600 sq ft, or 22–26 squares. Labor in the London area averages CA$75–CA$150 per square, while materials range significantly by type. Removal and disposal of your old roof adds CA$800–CA$1,500. Most London-area contractors offer free inspections and quotes, which should break down material, labor, and disposal separately. Your final quote should also specify warranty terms (material and workmanship) and whether permits are included.

A professional roof replacement in London typically takes 2–5 days, depending on weather and roof complexity. Day 1 involves tarp-down and removal of old shingles and underlayment; this generates significant debris, which the contractor should haul away (confirm disposal in your quote). Day 2–3 includes inspection of the roof deck, repair of any rotted or damaged wood, installation of new underlayment and ice & water shield, and flashing around vents, chimneys, and skylights. Days 4–5 cover new shingle installation from bottom to top, ridge cap installation, and final cleanup and inspection. Professional roofers will also check gutters and downspouts for damage during removal. Weather delays (rain, high winds, or extreme heat) can extend the timeline. A reputable London contractor will provide a written schedule and daily progress updates.

Ontario requires a building permit for full roof replacements in most municipalities, including London. A permit costs approximately CA$150–CA$350 and typically takes 3–7 business days to issue. Your roofing contractor can often handle the permit application on your behalf. The permit process involves submitting roof plans, material specifications, and contractor licensing details to the City of London's building department. An inspection is usually required after the roof is completed and before you finalize payment. Using a contractor who is not licensed or skipping the permit can result in fines, difficulty selling your home, and voiding your insurance coverage in case of damage. Always verify that your chosen contractor is registered with the Ontario Home Builders' Regulatory Authority (OHBRA) or equivalent and has WorkSafeON coverage.

Many roof replacements in London are partially or fully covered by home insurance if damage is caused by wind, falling branches, hail, or other insured perils. Review your policy before requesting a claim; most policies include a deductible of CA$500–CA$2,500 depending on your coverage level. When filing a claim, document all damage with photos and dates. Your insurer will likely send an adjuster to inspect the roof; get a detailed adjuster's report in writing. If the replacement cost exceeds your coverage (after deductible), you are responsible for the remaining amount. Some contractors offer to work directly with insurance companies to streamline the claims process. Do not replace your roof before the insurer approves it—this can invalidate your claim. Upgrading to a higher-rated roof (e.g., from asphalt to metal) may not be fully covered; your insurer typically reimburses only the cost of replacement-in-kind.

Select a contractor with at least 5 years of experience, valid Ontario licensing, and proof of WorkSafeON insurance. Request quotes from at least three local companies; compare material types, labor costs, warranty terms (typically 5–10 years on workmanship), and timeline. Ask for references from recent London-area projects and verify them. Check for reviews on ProvenQuote and other platforms to assess reliability and quality. A trusted contractor should provide a detailed written estimate, explain why they recommend specific materials, and outline their warranty coverage clearly. Avoid contractors who demand full payment upfront; standard practice is 50% deposit upon signing and 50% upon completion and inspection. Verify that the contractor's warranty covers both the roof and flashing. Once you've selected a contractor, ensure the contract specifies the permit cost, removal/disposal fees, and any upgrades or changes.