Overland Park · Johnson County · 913
Overland Park roofers for repair, replacement and hail damage
A ring on the ceiling after a March thaw, a hailstorm that put dents in every car on the street, or a 1990s roof south of 135th that has quietly run out of years. We tell you which one you have, what it costs, and put it in writing before anyone climbs a ladder or knocks on your door.
What roofs go through in Overland Park
Overland Park sits in the middle of the country's hail corridor. From late March into June, storms roll up from the southwest across Johnson County, and two or three times a decade one of them drops stones big enough to bruise every roof from Stilwell to Mission. That single fact shapes almost everything about roofing here: it is why so many roofs get replaced at 12 years instead of 25, why insurers push Class 4 shingles, and why out-of-state trucks appear on Metcalf Avenue the morning after a storm.
Winter does the slower work. Kansas City winters aren't the coldest, but they swing — 50°F on Tuesday, 12°F on Thursday, back to 45 by the weekend. Every one of those cycles freezes the water sitting in a cracked pipe boot or under a lifted shingle edge and pries the gap a little wider. By the time you see the stain in April, the roof has been leaking a cup at a time since January.
Then there's the housing. Overland Park grew in bands. North of I-435 — the neighborhoods off Antioch, Nall and Metcalf between 75th and 95th — is 1960s and 70s ranches and split-levels with low-pitch roofs and long runs of gutter. Between I-435 and 135th Street is 1980s and 90s two-stories with steeper pitches, more valleys and more chimneys. South of 135th into Blue Valley is 1990s through 2000s construction, mostly with the builder-grade architectural shingles that were installed all at once and are all wearing out at once. Each band fails differently, and we've learned to expect it.
What we do
Roof repair — leaks at pipe boots, chimney flashing, valleys and skylights, wind-lifted shingles, and the ice-and-thaw damage that shows up every spring. Most repairs are $300–$1,500 and done in one visit. See roof repair.
Roof replacement — tear-off to the deck, decking check, synthetic underlayment, ice-and-water membrane at the eaves and valleys, and architectural shingles nailed to the manufacturer's high-wind pattern. Typical Overland Park homes run $9,000–$22,000. See roof replacement.
Hail damage and insurance claims — a walked inspection with photos and a chalk-marked test square, a scope your adjuster can follow line by line, and the work itself. We do not waive deductibles, because that is illegal in Kansas. See hail damage repair and claims.
Roof inspections — a written report with photos for a home purchase, an insurance requirement, or a roof you simply aren't sure about. See roof inspection.
Class 4 impact-resistant shingles — the shingle most Johnson County insurers now discount, and the one we recommend on nearly every replacement here. See Class 4 shingles.
The morning after a hailstorm
Within a day of any real hail event in Johnson County, the yard signs go up. Some belong to good local companies. Many belong to crews that registered a Kansas address in April and will be working Nebraska by July, and the worst of them will offer to "take care of" your deductible, ask for a deposit before a shingle is delivered, and leave you with a roof nobody will warranty and a claim with your name on it.
Kansas has a law for this. The Kansas Roofing Registration Act requires every roofing contractor working in the state to hold a registration certificate from the Attorney General's office, backed by proof of liability insurance and workers' compensation, and it flatly prohibits paying or waiving a homeowner's deductible. Ask any roofer for the certificate — we'll hand ours over before you ask — and look the company up on the AG's registry before you sign. It takes a minute and it filters out most of the trouble. Our post on roofing contractors in Overland Park: questions to ask has the rest of the list.
The other thing to know: a hail claim is not automatic. An adjuster counts hits in a test square, and a roof that doesn't meet the threshold gets denied — and a denied claim still sits on your record. We count before you file, and we tell you when the honest answer is a $600 repair instead.
Where we work
All of Overland Park, from the older streets around downtown and Santa Fe Drive to the newest subdivisions south of 159th, plus Leawood, Olathe, Lenexa, Shawnee, Prairie Village, Mission, Gardner and Stilwell in Johnson County, and Kansas City and Lee's Summit on the Missouri side. If your number starts with 913, we cover you. The pricing page has real numbers before you call.
Roofing services across Overland Park
Repair when a repair will hold, replacement when it won't, and a straight answer about what your insurer will and won't pay for.
Roof Repair
One bad boot, one open flashing seam, one creased slope after a windy night. Traced from the attic, priced in writing, fixed the same week where we can.
Roof Repair →Roof Replacement
Tear-off to the deck, synthetic underlayment, ice-and-water at the eaves, architectural or Class 4 shingles. One to two days, $9,000–$22,000 on most homes.
Roof Replacement →Hail Damage & Insurance Claims
Walked inspection, marked test squares, a scope your adjuster can follow, and the roof itself. No deductible games, no door-knocking.
Hail Damage & Insurance Claims →Roof Inspection
A walked inspection with photos and a written report — for buying a house, an insurance requirement, or finding out how many years the roof has left.
Roof Inspection →Class 4 Impact-Resistant Shingles
The shingle built for Kansas hail — tested to UL 2218 Class 4, discounted by most Johnson County insurers, and the one we put on almost every replacement.
Class 4 Impact-Resistant Shingles →How a job goes
- You call or text
Tell us what you've seen — a stain, hail on the deck, shingles in the yard — and roughly when the roof was last done. A photo from the ground helps; so does your insurer's name if a claim is possible. - We inspect from the roof and the attic
Every estimate comes from walking the roof and looking under the decking. Hail bruises don't show from the driveway and neither does a wet rafter. - You get a written price
One page, itemized: what's being fixed, what it's made of, what it costs. Good for 30 days. Nobody will ask you to sign anything on the porch. - We pull the permit and do the work
Overland Park and the other Johnson County cities require a permit for a re-roof. We pull it, we schedule the inspection, and a full replacement on a typical home is one to two days. - We stand behind it
Workmanship is warranted in writing. If a repair we made leaks, we come back. We'll still be here next spring, which is more than most of the trucks that show up after a storm can say.
Questions we get asked
How much does roof repair cost in Overland Park?
Most roof repair in Overland Park runs $300 to $1,500. A cracked pipe boot or a few wind-lifted shingles is at the low end; rebuilding chimney flashing or replacing a section of rotted decking under a valley is toward the top. If more than a third of the roof needs work, we'll show you the replacement math instead.
What does a roof replacement cost in Overland Park?
Architectural shingles installed run $450 to $800 per square (100 sq ft) in Johnson County, so a typical two-story with a 25–30 square roof is $11,000 to $22,000. Steep pitches, a second layer to remove, and decking repairs add to that. Class 4 impact-resistant shingles add roughly 10–20 percent and usually earn an insurance discount that pays it back.
Do you handle hail damage insurance claims?
Yes. We photograph the damage, mark a test square on each slope, write a scope your adjuster can read, and meet the adjuster on site if you want us there. We don't pay or waive your deductible — the Kansas Roofing Registration Act prohibits it, and a roofer who offers is telling you how the rest of the job will go.
Are you registered in Kansas?
Kansas doesn't license roofers, but the Kansas Roofing Registration Act requires every roofing contractor to hold a registration certificate from the Attorney General's office, which means proof of liability insurance and workers' compensation on file. We carry it. You can search any contractor on the AG's website, and you should before you sign anything.
Can you fix a leak this week?
Usually, yes. Active leaks are scheduled ahead of everything else. If water is coming in right now, we'll tarp it first and do the permanent repair once it's dry. Emergency roof repair in Overland Park after a hailstorm is triaged by how much water is getting in, not by who called first.
Need roof work in Overland Park?
Call for a free estimate. Mon–Sat 7am–7pm.