How Much Does a Roof Replacement Cost in London, Ontario?
Published 2026 figures put a shingle roof replacement in London at roughly $8,000 to $14,000 for a bungalow and $14,000 to $22,000 for a two-storey home. Metal runs two to three times that.
Two houses on the same London street can get quotes $6,000 apart for what looks like the same roof. The difference is almost never the shingles. It is the pitch, the number of valleys and vents, whether the old roof comes off, what the deck looks like underneath, and what the quote quietly leaves out.
This guide walks through the published 2026 ranges for London and Southwestern Ontario, the factors that move a quote up or down, and what a complete quote should list.
The figures are market ranges drawn from publicly posted Ontario pricing, not quotes. The only way to get a real number for your roof is an inspection and a written scope, which is what the form at the bottom of this page books.
Cost Factors
Roofing is priced by the square (100 sq ft), and a two-storey home simply has more of them than a bungalow of the same footprint once you add the garage and porch roofs. Steep pitches above about 8/12 slow the crew, need more staging and safety setup, and push the per-square price up.
A simple gable roof goes on fast. Hips, valleys, dormers, skylights, plumbing stacks and chimneys each add cutting, flashing and time. Newer subdivision homes in Hyde Park or Dorchester with cut-up rooflines often cost more per square than a bigger but simpler 1970s roof.
Most Ontario replacements strip the old shingles so the deck can be inspected. If there are already two layers up there, which is common on older London homes, the tear-off takes longer and there is more to dispose of. Layering over is cheaper up front but hides deck problems and is not an option on a roof with two layers already.
Rotted or delaminated plywood under the old shingles has to be replaced before anything goes on. It is usually found at the eaves and around chimneys. A good quote lists a per-sheet price for deck replacement so the cost is known before it is needed.
Published 2026 Ontario ranges run roughly $4.50 to $5.50 per sq ft installed for 3-tab, $5.50 to $7.50 for architectural, $8 to $12 for designer shingles, and $10 to $22 for metal systems. Most London replacements land on architectural shingles.
Ice and water shield at the eaves and valleys, synthetic underlayment, and proper ridge or box ventilation add a few hundred dollars to a quote and years to the roof. In London's freeze-thaw winters, skipping them is the expensive choice.
Spring is the busiest booking window and published figures suggest prices run 5 to 10 percent higher then. Tight lots, no driveway access for the bin, or a roof that needs a lift can also add to the labour line.
Cost Breakdown
| Project Scope | Low | High |
|---|---|---|
| Bungalow, architectural shingles (~1,500 sq ft of roof) | $8,000 | $14,000 |
| Two-storey home, architectural shingles (~2,000 to 2,500 sq ft of roof) | $14,000 | $22,000 |
| Large or steep cut-up roof, architectural or designer shingles | $20,000 | $30,000 |
| Metal roof, standing seam or metal shingle, typical home | $25,000 | $50,000 |
| Deck replacement, per 4x8 sheet (added as needed) | $100 | $200 |
| Eavestrough, soffit and fascia added with the roof | $2,000 | $5,000 |
What a Roof Replacement Costs in London Right Now
In 2026, published London figures put a full shingle replacement between about $6,500 and $28,000 installed, with most homes landing in the $8,000 to $22,000 band. The low end is a small, simple bungalow roof; the top end is a large two-storey with steep pitches, several valleys and a chimney or two.
Per square foot, that works out to roughly $5.50 to $8.50 installed for architectural shingles across Southwestern Ontario, and up to $12 or more where the roof is steep or complex. Toronto runs 15 to 25 percent higher than that for the same work, so be careful comparing to GTA figures you find online.
The national picture is similar. A standardized 2,000 sq ft architectural shingle replacement averages around $11,800 in Ontario in 2026, a little under Alberta and BC.
Material Breakdown: What London Homeowners Pay by Roof Type
Asphalt is the default and the value choice. 3-tab shingles are the cheapest to buy and install but are thinner, lower wind-rated and shorter-lived, so few London contractors still recommend them. Architectural shingles cost a dollar or two more per square foot, carry higher wind ratings and typically last 20 to 30 years here.
Designer or premium shingles, thicker laminates that mimic slate or shake, run $8 to $12 per square foot and are usually chosen for looks on larger homes.
Metal roofing is the other main option, and installation is a different trade from shingles. Panel systems start around $10 per square foot and standing seam runs $14 to $22, which puts a metal roof on a typical London home somewhere between $25,000 and $50,000. It lasts 40 to 70 years and sheds the snow that builds ice dams on shingle roofs, which is why it is increasingly popular on rural properties around Ilderton, Lucan and Strathroy.
Cedar shake and slate exist but are rare in London and sit well above metal in price.
Do London Roofing Quotes Include Tear-Off, Disposal and Permits?
They should, and this is where quotes diverge most. A complete quote lists tear-off of the old shingles, the bin and disposal fees, deck inspection with a per-sheet repair price, ice and water shield, underlayment, the shingle line, flashing, ventilation and cleanup.
A quote that skips any of those is not cheaper. It is incomplete, and the missing items tend to reappear on the invoice.
Permits are usually not required in London for a like-for-like reshingle, though structural changes or some heritage properties can be different. The City of London building division is the place to confirm for your address, and a good contractor will tell you if your job is an exception.
Labour, Timelines and Why a Roof Takes One to Two Days
Labour is typically 50 to 60 percent of a replacement quote. A crew of four to six strips and reroofs a typical London bungalow in a day and a two-storey in two, weather permitting. Steep or cut-up roofs and deck repairs add time, and shingles are not installed in rain or in cold that stops the adhesive strips from sealing.
Scheduling is the other timeline. Spring is booked early and priced a little higher; late summer and fall often mean a quicker start and a calmer job.
A proper crew leaves the yard swept with a magnet for nails, the eavestroughs cleared of debris, and the bin gone the next day. That should be in the quote too.
Is Removing the Old Roof Always the Right Choice?
Nearly always, in London. Laying new shingles over old is cheaper by the cost of the tear-off and disposal, roughly $1,000 to $2,500 on a typical home, and some quotes lean on that saving.
The problems are what it hides and what it adds. Nobody sees the deck, so rot at the eaves and around chimneys stays there. The new layer follows every bump in the old one. Two layers hold more heat and moisture, which shortens shingle life, and the Ontario Building Code allows a maximum of two layers, so a roof that already has two must be stripped.
The cases for layering over are narrow: a single layer in good condition, a flat sound deck, and a short planning horizon. For most homes the tear-off pays for itself in the life of the new roof.
Common Concerns
For a standard shingle roof on a typical London bungalow or two-storey, yes, that is above the published range. For a very large or steep roof, a designer shingle, a metal system, or a job with a lot of deck replacement, $30,000 can be fair. Ask for the itemized scope; if the line items justify it, the number is real, and if they do not, get another quote.
Labour, at roughly half to 60 percent of the quote. Materials are the next biggest line, and the shingle choice moves that more than anything else. Deck repair is the wildcard, which is why a per-sheet price should be agreed before the old roof comes off.
Insurers cover sudden damage such as a windstorm or a fallen tree, not wear and age. On older roofs many policies pay a depreciated amount rather than full replacement. Photos from an inspection help either way, and the adjuster makes the call.
Cost Guide FAQ
How much does it cost to replace a 2,000 sq ft roof in Ontario?
Published 2026 figures put a 2,000 sq ft architectural shingle replacement at roughly $11,000 to $17,000 in Ontario, with the provincial average around $11,800. Steep pitch, valleys, tear-off of multiple layers and deck repair push it higher.
What time of year is cheapest to replace a roof in London?
Late summer and fall, generally. Spring is the busiest season and published London figures suggest prices run 5 to 10 percent higher then. Winter installs are possible in mild stretches but shingles seal best in warmth.
How much is a roof replacement per square foot in London?
Roughly $5.50 to $8.50 per square foot installed for architectural shingles, based on published Southwestern Ontario ranges, and up to $12 or more on steep or complex roofs. Metal runs $10 to $22 per square foot.
Does a new roof increase home value in London?
A new roof rarely returns its full cost at sale, but an old one can stall a deal when the buyer's inspection flags it. Many London sellers replace before listing for that reason.
How long does a new roof last in Ontario?
Architectural asphalt shingles typically last 20 to 30 years here with proper attic ventilation. Metal roofs are rated for 40 to 70 years.
Can I claim a new roof on my taxes in Canada?
Not for a primary residence, as a rule. A roof on a rental property is a capital expense that can be depreciated, and some accessibility or energy programs occasionally apply. An accountant is the right person to ask.
Do I need a permit to replace my roof in London, Ontario?
Usually not for a like-for-like reshingle. Structural changes, some heritage-designated homes and certain commercial roofs are different. The City of London building division can confirm for your address.
What should be included in a roofing quote?
Tear-off and disposal, deck repair pricing per sheet, ice and water shield, underlayment, the shingle line and colour, flashing, ventilation, cleanup, and the start and finish timeline. If any of those are missing, ask before signing.
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