Roof replacement in Overland Park

When it's time

Overland Park's housing tells you most of what you need to know. The subdivisions between I-435 and 135th Street went up in the 1980s and 90s; the Blue Valley area south of 135th filled in from the mid-1990s through the 2000s. A large share of those homes got a new roof after one of the big hail years, and those roofs are now in the 12–20 year range — which, in this climate, is where architectural shingles start to give out. The signs:

• Granules piling in the gutters and bare black patches on the south and west slopes
• Shingle edges curling or cupping, which is where wind gets its grip
• Two or more repairs in the last couple of years in different places
• A roof already on its second layer (you can see the stacked edge at the drip edge)
• Decking that feels spongy underfoot
• Hail bruises — soft dark spots where the granules were knocked loose — on more than one slope

If you're seeing two of those, read our post on signs an Overland Park roof is near the end, then call. We'll tell you if it has a few years left, and we'll tell you if the hail damage means your insurer should be paying for this instead of you.

What a replacement built for Johnson County includes

Residential roofing in Overland Park has two jobs the rest of the country worries about less: shrugging off hail, and staying sealed through 40 freeze-thaw cycles a winter. Every replacement we do includes:

• Full tear-off to the deck. No roof-overs on a house — a second layer hides rot, traps moisture, and makes hail damage impossible to assess for the next claim.
• Decking check. Any soft or delaminated OSB replaced at $90–$150 per sheet. The 1990s subdivisions used 7/16 OSB, and where a gutter overflowed for years it is often gone at the eave.
• Ice-and-water membrane at the eaves, in every valley, and around every penetration. Code requires it at the eaves here; we run it further because February proves the point every year.
• Synthetic underlayment over the rest of the deck, not felt.
• New drip edge, new pipe boots, new flashing. We don't reuse 20-year-old flashing under a new roof.
• Architectural shingles — Class 4 impact-resistant on most jobs, for the reasons on the Class 4 page — nailed six per shingle to the manufacturer's high-wind pattern.
• Ridge ventilation cut in, with soffit intake checked. Roof ventilation Overland Park attics need is often missing on the older ranches, and a new roof over a 140°F attic wears out early.
• A permit from the City of Overland Park (or Leawood, Olathe, Lenexa — each Johnson County city issues its own), and the final inspection that goes with it.

What it costs

Architectural shingles installed run $450–$800 per square in Johnson County. That puts a 1,600 sq ft ranch with a simple 20-square roof at $9,000–$14,000, a typical two-story at $11,000–$18,000, and a large Blue Valley home with a cut-up 35–40 square roof at $17,000–$22,000 or more. What moves the number: pitch, the number of valleys and dormers, a second layer to remove, decking repairs, and the shingle grade. Metal roofing in Overland Park runs two to three times those figures. The pricing page breaks this down by house size and material, and our post on roof replacement cost in Overland Park shows real line items.

Replacement after hail

A lot of the roof replacement Overland Park homeowners get done is insurance-paid. That changes the process in ways worth knowing: the scope is written by the adjuster and priced on their software, the check usually comes in two parts (actual cash value first, the depreciation after the work is done), and your deductible is your deductible — a roofer who offers to absorb it is breaking Kansas law and will make it up somewhere on the roof. The hail damage page walks through the whole claim, and the post on roofing contractors in Overland Park: questions to ask covers how to tell a local company from a truck that will be in Nebraska by July.

How the day goes

A crew arrives at seven. Tear-off takes the morning on a typical two-story, and the deck is inspected and underlayment down before lunch so nothing is left open overnight. Shingles go on through the afternoon; a big or steep roof runs into a second day. We run magnets over the yard and driveway for nails before we leave. You'll want the cars out of the garage and anything fragile off the walls — the hammering shakes the whole house.