Painting options and costs in London
London is a great place to keep your home looking sharp, but the painting “menu” and the final price in the London market are shaped by our local housing mix and seasonal schedule. Over half of London-area homes were built before 1981, which usually means more extensive prep on repaint projects—scraping loose coating, repairing cracks, and priming over old colour variation. In those pre-1978 situations, lead-safe practices are often part of professional workmanship planning as well, even though homeowners aren’t typically required to pull permits just to paint. (Statistics Canada, 2021 Census)
Cost also moves with the calendar. In our continental climate, exterior painting is mostly practical during a relatively tight window from late May to early October when surface temperatures are above about 10°C and rising. That concentrates demand into summer, so scheduling and rates can tighten. Meanwhile, interior work can run most of the year, though winter jobs may require extra coordination with heating and ventilation to avoid slow curing. Neighbourhoods with lots of older detached homes—like North London and parts of East London—tend to see heavier demand for exterior prep and trim work during peak months.
To make it easier to compare quotes, here are realistic cost ranges for common projects in London, Ontario, using typical labour and materials assumptions for this region.
| Service |
What's Included |
Typical Duration |
Price Range |
| Interior — whole home (walls, ceilings, trim) |
Preparation (patch/sand), caulking, 2-coat finish, protect floors/fixtures, basic trim touch-ups |
5–10 working days |
$3,200–$8,200 |
| Interior — per room (standard bedroom or living room) |
Protective coverings, patch/sand, primer as needed, 2-coat walls, trim if in-scope |
1–3 working days |
$1,500–$3,800 |
| Exterior — full house (siding, trim, soffits) |
Power wash, scrape/sand as needed, caulking, spot-prime, 2-coat exterior system, colour changes planned |
3–7 working days |
$4,800–$9,000 |
| Exterior — trim and accent colours only |
Surface cleaning, prep on trim, caulking, prime where required, 2-coat finish on trim accents |
2–4 working days |
$2,500–$5,800 |
| Kitchen cabinet painting (doors, frames, spray finish) |
Degrease, light scuff/sand, repairs, bonding primer, sprayed topcoats, hardware masking/protection |
5–12 working days (includes cure/return-to-use time) |
$2,800–$6,000 |
| Specialty / faux finish (accent wall, texture) |
Surface prep for texture/faux, base coat/primer as needed, custom finish application, protective topcoat |
1–5 working days |
$1,200–$4,800 |
Prices are estimates only and vary by project scope, site access and material selection.
What affects the price of painting in London
Even when two homeowners describe the “same” job in London—same number of rooms or similar siding—quotes can differ by 30–50%. The biggest driver is prep complexity, not the paint colour. In Ontario, contractors price time: how much scraping is required, whether surfaces are sound enough to paint directly, how much caulking and priming is needed, and how often the crew must return for curing and rework. Height and access matter too; a two-storey exterior with narrow eaves can require scaffolding or a lift, which adds labour and rental costs.
Exterior pricing is also tightly climate-bound in Ontario’s continental weather. In practice, most work is scheduled late May to early October, when temperatures are above about 10°C and rising during application. Compared with coastal BC, London contractors have less year-round damp limitation, but we still need mildew-resistant systems on shaded sections or poorly ventilated areas where moisture lingers. That shortened window concentrates demand, so summer rates and lead times can rise. For older homes across the London economic region (including many mid-century builds), repainting prep can be 50–70% of total labour, especially when there are multiple old colour layers, failing caulk lines, or small wood repairs.
Here’s how it shows up in real numbers. A straight interior repaint on good condition walls might land closer to the interior band of $1,500–$7,000, but if you’re adding patching and priming to worn drywall, the scope often moves upward. On the exterior side, a full-house repaint can run within $2,500–$9,000, with the high end usually tied to heavy surface prep, more coats over primer, and added access.
| Price Factor |
Why It Matters |
Cost Impact |
| Surface prep — scraping, sanding, patching drywall or wood |
Paint only bonds as well as the surface allows; failures here cause peeling and call-backs |
+$300 to +$3,000 depending on damage |
| Number of coats — 2-coat system over primer vs. 1 coat over existing |
Coverage differences and tannin/odour blocking require more product and time |
+$200 to +$1,800 |
| Paint quality tier — contractor-grade vs. premium (Benjamin Moore, Sherwin) |
Higher-tier coatings often improve hiding, durability, and stain resistance |
+$150 to +$900 material-driven |
| Ceilings and trim — adds significant time vs. walls-only |
Cutting in, masking, and edge work increase labour hours |
+$250 to +$2,000 |
| Exterior season window — short season raises summer rates |
More scheduling pressure in May–September affects availability and crew planning |
+$200 to +$1,200 |
| Lead-safe precautions — required for pre-1978 homes with lead paint |
Safe handling adds time for wet methods, HEPA cleanup, and disposal |
+$400 to +$2,500 |
| Surface material — drywall vs. plaster vs. wood vs. stucco |
Different substrates demand different primers and preparation methods |
+$200 to +$2,000 |
| Height and access — multi-storey exterior requires scaffolding or lifts |
Safety setup and reach time affect both labour and schedule |
+$500 to +$3,000 |
Permits & regulations in Ontario
In Ontario, painting itself generally does not require a permit for residential homes. The local regulatory focus is more about health and safety when dealing with hazardous conditions, particularly for older properties. For homes built before 1978, health guidelines strongly recommend testing for lead paint before sanding or scraping, and using lead-safe work practices if lead is present. For professional crews, that typically means wet methods to control dust, HEPA vacuuming, proper containment where needed, and correct disposal. It’s not usually “legally mandated for homeowners,” but it is standard practice for contractors to reduce exposure risk and protect nearby occupants.
What often DOES require permits or formal approvals is not the paint job itself, but related work—such as structural changes, chimney work, eaves or siding alterations that alter building systems, or any municipal requirements that come with renovations beyond finishing. Typical interior repainting and standard exterior repainting generally do not trigger a permit process.
Before signing in London, Ontario, verify three things step-by-step: (1) confirm the contractor carries liability insurance by requesting a certificate of insurance naming you/the jobsite as applicable; (2) confirm workers’ compensation coverage (WSIB/WCB) by asking for proof of current account coverage; and (3) confirm business legitimacy through Ontario business/contractor presence where applicable and the contractor’s own documentation. Then insist on a written contract detailing paint brand, sheen, number of coats, and exactly which prep tasks are included (for example, caulking, spot-priming, and surface patching).
Interior vs exterior painting — getting the best result in London
London’s climate punishes shortcuts, but the failure pattern differs indoors versus outside. For interiors, the top predictor of longevity is surface prep: filling nail pops, sanding edges smooth, and priming repairs. Brand matters less than adhesion and build quality—two coats over a properly primed base usually outlast “one thick coat.” Sheen is also practical: bathrooms and kitchens benefit from wipeable finishes (often satin or semi-gloss on trim), while bedrooms and ceilings usually do best with flatter sheens to minimize visible lap marks.
For exteriors, Ontario conditions make prep non-negotiable. Even when the weather feels dry, water migration is a constant risk—so caulking should be addressed before paint to prevent water ingress behind trim lines. Primer choice depends on the substrate and condition: wood and previously painted surfaces often need targeted primers for adhesion and stain blocking. On problem areas (shaded corners, weeping spots), using mildew-resistant systems helps protect coating integrity. London is less constrained than coastal BC for nonstop damp, but it still experiences moisture retention, especially in recesses and under eaves.
Cabinet painting is a smart budget alternative to replacement when the prep is done right—especially degreasing and bonding primer—so the finish can withstand daily contact. If your home is pre-1978, a lead-safe approach for scraping or sanding is also important.
For a concrete example: choosing a full exterior repaint within $4,800–$9,000 may be worth it when your quote includes extensive scraping and spot-priming (which drives durability). If a lower bid leaves too much existing coating “untouched,” you may end up repainting earlier—often costing more over time.
| Project Type |
Key Prep Step |
Recommended Coats |
Price Band |
| Interior — fresh drywall (new construction) |
Prime all new drywall and spot-seal joint compounds for uniform absorption |
2 finish coats (over primer; repairs as needed) |
$1,800–$6,500 |
| Interior — repaint (good condition, no repairs) |
Degloss/sand touch-ups and light prep for adhesion; careful caulking |
2 coats |
$1,500–$4,800 |
| Interior — repaint (patching and priming needed) |
Patch/sand + stain/colour primer to prevent flashing |
2 finish coats plus primer where required |
$2,200–$7,000 |
| Exterior siding (wood or fibre cement) |
Scrape/sand + caulk + full surface wash before coating system |
2 coats over appropriate primer system |
$4,800–$9,000 |
| Exterior trim and accents only |
Edge prep and spot-priming on bare wood areas |
2 coats on trim and accents |
$2,500–$5,800 |
| Kitchen cabinets (spray finish) |
Degrease + bonding primer for adhesion and durability |
2 sprayed topcoats |
$2,800–$6,000 |
How to choose a painting contractor in London
Start by verifying the contractor’s coverage. In Ontario, ask for a certificate of liability insurance (COI) and confirm the policy is active for your job dates; don’t accept “it’s included” without proof. Next, confirm WSIB/WCB workers’ compensation coverage by requesting proof of account/coverage. Many homeowners skip this and then get stuck if a worker is injured on-site. For licensing, also ensure the contractor’s business details are consistent and current, and that their documentation matches the company name on your contract and invoice.
Then request 2–3 itemised written quotes. You want a breakdown that separates labour tasks (prep, caulking, sanding, cleanup), materials (primer type, topcoat brand/tier, number of coats), and extras (scaffolding/lift, removal of hardware, disposal). A true quote should include what’s excluded—like whether lead-safe containment is triggered by substrate age/testing, or whether repairs beyond basic patching are billed separately. If a permit isn’t required for painting, the contract should still state exclusions clearly (for example, electrical outlet cover replacement is not in-scope).
Warranty should be clear: workmanship warranty length, whether it covers peeling/primer failure (prep-related) and whether it’s transferable to a new owner. For payment schedule, never pay more than 10–15% upfront. Hold back the final payment until touch-ups are complete and you’ve done a walkthrough.
Finally, lock in the timeline: ask for a start date and an estimated completion date in writing, especially for exterior work where weather window and curing time matter.
- Ask for proof of liability insurance and WSIB/WCB coverage before work begins.
- Request itemised quotes (labour vs materials) rather than a single “lump sum.”
- Confirm exactly which prep steps are included (wash, scrape, sand, patch, prime, caulk).
- Ensure number of coats is stated for each surface and colour change condition.
- Ask whether the quote includes protecting landscaping, windows, and nearby structures.
- Clarify disposal/recycling of paint, rags, and debris (and where it’s taken).
- Get sheen selections by room (walls vs trim) and confirm they’re written in the contract.
- Confirm the brand and paint tier (and whether primer is contractor-grade or premium).
- Ask about lead-safe procedures for pre-1978 homes if scraping/sanding is expected.
- Ask for a workmanship warranty period and what failures it covers.
- Set a payment schedule with a meaningful holdback until completion and walkthrough.
- Require a written schedule that reflects the May–September exterior work reality.
In London, a few red flags show up repeatedly: quotes that won’t itemise labour/materials, vague promises like “we’ll make it look new” without specifying coats and prep, refusal to provide COI or WSIB/WCB proof, cash-only or overly high upfront deposits, and starting without a written contract that covers scope, colour list, and cleanup.
Frequently asked questions — painting in London
Do I need to worry about lead paint in an older London home?
It’s smart to think about lead paint if your London, Ontario home is pre-1978 (or if earlier layers were painted over and later sanding is planned). Ontario homeowners generally aren’t “required” to obtain a permit just to paint, but lead-safe practices are standard for professional contractors when lead is possible. The safest approach is to test before scraping or sanding. If lead is confirmed, crews typically use wet methods, HEPA vacuuming, and careful containment/disposal. In practice, this can add time and cost, particularly on exteriors with trim removal or on interiors with older painted trim. If your quote looks unusually low for an older home, ask specifically whether lead-safe procedures are included.
How long does it take to paint a house?
In London, timing depends on interior vs exterior and how much prep is required. Interior work often moves faster once materials are on-site: a whole-home refresh can take roughly 5–10 working days, while a single room is often 1–3 working days depending on patching and trim coverage. Exterior projects are more schedule-sensitive because weather affects curing. Most painters in the London area plan exterior work during the late May to early October window when temperatures stay suitable. For a full house, expect about 3–7 working days of labour, but your total timeline may include drying/cure time before second coats and finishing touch-ups. If prep is heavy in older neighbourhoods—like North London—you’ll also need more time for scraping and priming before paint goes on.
What's the difference between paint quality tiers?
Higher-tier paints usually cost more upfront, but they can cover better and resist stains and scuffs for longer—especially in high-touch areas like kitchens and hallways. In the London market, contractor-grade products can be perfectly acceptable for value-focused jobs, but you’ll often see differences in hiding power (how many coats are needed), durability (how well the coating stands up to scrubbing), and uniformity (how quickly coverage evens out). That’s why a quote in the interior band—often $1,500–$7,000—might vary even for the same wall size: materials, primers, and number of coats over problem spots drive much of the cost. For exteriors in Ontario’s climate, the quality of the primer system and finish compatibility is just as important as the topcoat tier.
How do I compare painting quotes?
Compare London painting quotes the way you’d compare car estimates: break down what’s included and what’s excluded. Ask for itemised quotes that separate labour and materials, and confirm the number of coats on each surface. Pay attention to prep: does the scope include power washing (exterior), scraping/sanding (both), caulking (especially exterior), and spot-priming (critical for patching and colour change)? Look for written details about paint brand and sheen, not just “quality paint.” Also check cleanup and disposal—some lower bids skip this. If one quote lands near the exterior band of $2,500–$9,000 while another is much lower, ask whether the cheaper version is skipping caulk lines, primer steps, or repairs. Finally, confirm warranty terms and the payment schedule.
What paint sheen should I use in different rooms?
Sheen choice helps hide imperfections and improves cleanability. In most London homes, ceilings are commonly flat to minimize visibility of lap marks. For living rooms and bedrooms, eggshell or satin on walls is popular because it’s easier to clean than flat while still hiding scuffs fairly well. Kitchens and bathrooms often benefit from satin or semi-gloss on trim, and more wipeable wall finishes where moisture and cleaning are regular. Glossy finishes show surface flaws—so if drywall is uneven, you may want eggshell/satin for forgiveness. For cabinets, many homeowners choose a durable sprayed finish (often in a semi-gloss range), but the key is bonding primer and correct coats. If your contractor proposes the same sheen everywhere, ask for a room-by-room plan in writing.
Can I paint my house exterior in spring or fall in London?
Yes, but the timing matters more in London’s climate than many people expect. Exterior painting works best in the practical late May to early October window because surface temperatures must be suitable for application and curing (commonly above about 10°C and rising). Spring can be too cool or unpredictable, and fall can arrive with cooler nights and higher moisture risk before full cure. If you do paint earlier or later, ask your contractor how they’ll protect surfaces, manage dew risk, and ensure the coating reaches proper cure before heavy exposure. Also remember that older London homes often require more prep—scraping, caulking, and spot-priming—which takes longer to dry. If your project is trim-focused, it may be easier to schedule, but full-house exterior repainting is still usually planned for the main season.
