Condo Roof Replacement Planning in London Ontario: What Boards Should Do First
(From a Condominium Management Expert)
Practical Guidance for Smarter Governance in London & Sarnia, Ontario
A London Ontario condo board hears about the roof in small pieces. A leak shows up in a top-floor unit after spring thaw, a patch gets approved, and a few months later another patch is needed. Your corporation already has a manager, yet nobody has put the whole roof project in front of the board with a plan, a timeline and a funding answer.
Roof replacement is one of the largest decisions a board makes, and it rewards early planning. This guide covers who is responsible for the roof under section 90 of the Condominium Act, 1998, how the reserve fund fits, how to scope and tender the work, and what owners must be told. It is written for boards in London Ontario and Sarnia Ontario.
Who is responsible for replacing the roof in an Ontario condo?
In most corporations the condominium corporation is responsible, because the roof is usually part of the common elements. This is not legal advice, but generally speaking under Ontario law, section 90 (1) of the Condominium Act, 1998 says the corporation shall maintain the common elements, and section 90 (2) says that duty includes repair after normal wear and tear.
Your declaration can change that default. Section 91 of the Act lets a declaration shift maintenance or repair responsibility, so a townhouse or vacant land corporation in London Ontario may assign some roof duties to owners. Read the declaration before the board commits to any scope. If your manager has not already confirmed who owns the roof obligation in writing, ask for it. For the wider picture, read our guide: Who is Responsible for Condo Repairs in Ontario? (https://sapphirecondomgmt.ca/who-is-responsible-condo-repairs-ontario).
How do we know it is time to replace the roof and not patch it again?
Replace when repeated repairs, a professional condition report and the reserve fund study all point the same way, not when a single leak makes the board nervous. A roof consultant or engineer can inspect the roof and tell the board the remaining life, the cause of leaks and whether repair or replacement is the better route.
Ask your manager for these items before the board debates scope:
• The repair history for the roof, including each leak call and each patch
• The roof section of the latest reserve fund study and its expected replacement year
• Warranty documents and the installer and manufacturer names from the last roof job
• Any insurer or consultant comments on roof condition
• A written scope from an independent consultant, not only from a roofing contractor
Boards that work with Sapphire Condominium Management in London Ontario get this package built into the planning calendar, so the roof is a scheduled decision and not an emergency vote.
How does the reserve fund pay for a condo roof replacement?
The reserve fund exists for this kind of work. Section 93 (2) of the Condominium Act, 1998 says the reserve fund shall be used solely for major repair and replacement of the common elements and assets of the corporation, and section 95 (2) says the board does not need owner consent to spend from it.
The harder question is whether the fund is on track. Section 94 (1) requires periodic reserve fund studies, and section 94 (8) requires the board to review a study and propose a funding plan within 120 days of receiving it. If the study put the roof in a window that is now close, look at the plan again this quarter. Our guide Reserve Fund Studies in Ontario: A Board's Guide (https://sapphirecondomgmt.ca/reserve-fund-study-ontario-condo-board-guide) explains how to read one.
If you would like a second opinion on how your reserve fund and financial statements line up with a roof project, you can request a free financial review on us.
How should a board scope, tender and schedule the roof work?
Hire an independent consultant to write the specification first, then tender the same scope to several qualified roofers so the quotes can be compared line by line. A roofing contractor who writes the scope and also bids on it is not an independent check.
A sound tender package for a London or Sarnia building usually includes:
• The consultant's written scope, drawings and material specification
• Proof of insurance and WSIB clearance from each bidder
• Warranty terms in writing, including who stands behind the work
• A schedule that names the start window, the staging plan and the protection of owner property
• A clear process for changes to scope once the old roof is opened
Winter is a practical time to do the paperwork. Boards that finish the consultant report and tender over the colder months can book a contractor for the warmer part of the year instead of rushing a leak-driven decision. Your manager should run the tender and bring the board a plain comparison. See our guide Comparing Condo Contractor Quotes in Ontario (https://sapphirecondomgmt.ca/condo-contractor-quotes-invoices-ontario) for how to read the numbers behind a bid.
Does a roof replacement need owner notice or a vote?
Usually a like-for-like replacement does not. Section 97 (1) of the Condominium Act, 1998 says that when the corporation maintains or repairs the common elements using materials as reasonably close in quality to the original as is appropriate under current construction standards, the work is deemed not to be an addition, alteration or improvement.
An upgrade is different. This is not legal advice, but generally speaking under Ontario law, if the board chooses a materially better system or adds new features, section 97 (3) requires a notice to owners describing the work and its estimated cost and how it will be paid, and owners can requisition a meeting under section 46 within 30 days. Section 97 (4) and (6) add a vote of owners who own at least 66 2/3 per cent of the units when a change is substantial. Ask your condo lawyer to confirm which side of the line your scope sits on.
Even when no notice is required, tell owners early. Top-floor owners, parking, access and noise all affect them, and a short plain update from the manager prevents the rumours. Condo corp management that keeps owners informed makes the project easier to deliver. If the reserve fund will not cover the whole cost, read What Is a Condo Special Assessment in Ontario? (https://sapphirecondomgmt.ca/what-is-a-special-assessment) before the board discusses funding options.
Frequently Asked Questions
Q: Who pays for a roof replacement in a London Ontario condo?
A: Usually the corporation, through the reserve fund, because section 90 (1) of the Condominium Act, 1998 makes the corporation responsible for the common elements and section 93 (2) limits the reserve fund to major repair and replacement. Your declaration can change that under section 91. This is not legal advice.
Q: When should a condo board start planning a roof replacement?
A: Start when the reserve fund study puts the roof within a few years of replacement or when repairs begin to repeat. A consultant report, a funding check under section 94 and a tender usually take months, so planning early lets London and Sarnia boards avoid a rushed, leak-driven decision.
Q: Does a condo board need owner approval to replace the roof?
A: Often no for a like-for-like replacement, because section 97 (1) of the Condominium Act, 1998 deems it not to be an alteration, and section 95 (2) lets the board spend reserve funds without owner consent. Upgrades can trigger section 97 (3) notice. This is not legal advice.
Related Reading
→ Who is Responsible for Condo Repairs in Ontario?