Roof Replacement Cost in London: May 2026 Price Guide

$48,000 CAD. That is the high-water mark some London homeowners paid for a premium roof replacement so far this year. If that number makes you want to climb under your current leaky shingles and hide, take a breath. Most people in the Forest City are spending an average of $13,315 CAD to get the job done right. We have seen prices jump by 10.5% compared to last year, so if you are a first-time homeowner looking at a sagging roofline in Old North or Wortley Village, you are dealing with a much different market than your parents did. The full range right now spans from $7,200 CAD for a straightforward bungalow swap to that eye-watering $48,000 CAD for sprawling, complex estates.

How Much Does Roof Replacement Cost in London?

Figuring out where you land in that wide price range depends on what you are actually putting on top of your house. For a budget-friendly project, you are looking at the lower end of the spectrum, likely between $7,200 and $10,500 CAD. This usually covers a standard architectural asphalt shingle on a simple "up-and-over" roof with no complex valleys or dormers. It is the go-to for many of the post-war bungalows you see around Argyle or the simple suburban builds in Summerside.

The average London spend of $13,315 CAD typically buys you a mid-grade fiberglass shingle with a solid warranty, new underlayment, and updated drip edges. This price usually includes the tear-off of one layer of old shingles and the disposal fees, which have become a bigger chunk of the bill lately. If you are eyeing the high-end - think slate, high-performance metal, or cedar shakes - you are firmly in the $30,000 to $48,000 CAD territory. These projects often involve the stately homes in the Woodfield district where steep pitches and intricate turret work require specialized crews and much more time on a ladder.

What Affects the Cost?

The biggest variable is the "square" of your roof. In the roofing world, a square is a 10-by-10-foot area. But size is just the starting point. The pitch, or how steep your roof is, changes everything. If a contractor can't safely walk on your roof without a complex harness system, the labor cost climbs. London has a lot of "one-and-a-half" storey homes with very steep pitches that require extra safety gear and slower movement.

Material choice is your next big lever. While asphalt remains king for its balance of price and durability, metal roofing has gained a lot of traction in Southwestern Ontario because it handles our wild freeze-thaw cycles better. The London labor market is also tight right now. With the ongoing residential expansion in areas like Fox Field and Sunningdale, skilled roofers are in high demand. You aren't just paying for shingles; you are paying for a crew that knows how to handle the heavy snow loads we get off Lake Huron.

Don't forget the "unseen" costs. If your roofer pulls up the old shingles and finds rotted plywood decking, that is an immediate add-on. Also, the City of London requires specific attention to attic ventilation. If your old roof wasn't breathing right, adding soffit vents or ridge vents to meet current standards will add a few hundred to a few thousand dollars to your roof replacement cost in London.

How London Compares to Other Canadian Cities

London sits in a relatively moderate spot compared to the rest of the country, though we are catching up fast. Our average of $13,315 CAD is significantly more affordable than Victoria, where homeowners face a staggering average of $20,700 CAD. Victoria deals with much higher logistical costs and a different labor climate. Closer to home, we are slightly more expensive than Kitchener, where the average sits at $12,300 CAD. This is often due to London's specific mix of older, more complex housing stock in the core versus Kitchener’s high volume of newer, simpler rooflines.

If you look east to Hamilton, you'll see an average of $15,000 CAD. Hamilton shares our industrial roots but often deals with higher permit complexities and older urban density that makes bin placement and material delivery a headache. Meanwhile, out West in Edmonton, the average is much lower at $9,500 CAD. The difference there often comes down to the prevalence of simpler roof designs and a highly competitive, high-volume market for standard asphalt products.

How to Save Money on Roof Replacement

The best way to save is to time the market. While May is a busy "kick-off" month, the absolute best time to book is often late winter for an early spring slot. If you can get on a contractor's schedule before the summer rush hits, you might find more flexible pricing. Avoid the "emergency" call in October when everyone realizes their roof won't survive another London winter.

Another tip: do your own "groundwork." If you have a clear driveway and have moved your patio furniture and planters away from the house, the crew can work faster. Time is money. You can also save by choosing a high-quality asphalt shingle over "designer" versions. Modern architectural shingles look great and last 25+ years without the premium price tag of faux-slate.

Check if you can overlay instead of doing a full tear-off. In London, building codes sometimes allow for a second layer of shingles if the structure is sound. However, most pros will tell you this is a "false economy" because it traps heat and shortens the life of the new shingles. It is usually better to pay for the tear-off now than to pay for a double tear-off in ten years. You can use a cost calculator to see how these choices shift your total.

Is 2026 a Good Time for Roof Replacement in London?

With a 10.5% year-over-year increase, the trend line is pointing up. We aren't seeing signs of material prices dropping back to 2020 levels anytime soon. If your roof is showing signs of "curling" or you are finding grit in your gutters after a heavy rain along the Thames River, waiting another year will likely just cost you an extra $1,500 in price hikes plus the risk of interior water damage.

The London market is stable but busy. Most reputable local companies like those sourcing from suppliers like Gentek on Exeter Road are booked out several weeks. If you start the process now in May, you can likely get your project completed before the humid July heat makes the work grueling for the crews. Get at least three quotes and make sure they include disposal - don't get stuck with a pile of old shingles on your lawn.

FAQ

How long does roof replacement take in London?

For most standard homes in neighborhoods like Oakridge or Byron, a professional crew can finish the job in 1 to 2 days. Larger, more complex heritage homes in the downtown core might take 3 to 4 days, especially if there is significant wood rot to repair under the old shingles.

Do I need a permit for roof replacement in London?

In the City of London, a building permit is generally not required for a standard "like-for-like" asphalt shingle replacement. However, if you are changing the structural slope of the roof or switching to a significantly heavier material like real slate that requires structural reinforcement, you must contact the City of London Building Division.

How does London’s weather affect my new roof?

London sits in a "snow belt" off Lake Huron. This means your roof needs robust ice and water shielding at the eaves - more than what might be required in Toronto. Ensure your contractor is using a high-quality ice shield membrane to prevent the ice damming that is common during our February freeze-thaw cycles.

Check the latest roof replacement costs for London and other cities on LookupCost.com.