Roof leak repair in Overland Park

Tell us when the house was built and we can nearly guess the leak

Overland Park grew in bands, and each band leaks in its own way.

1960s–70s ranches and split-levels north of I-435

Low pitch, shallow eaves, brick chimneys in the middle of the roof. The eaves are the problem: these roofs went on before ice-and-water membrane existed, so when a February ice ridge forms along the gutter, meltwater pushes up under the bottom two courses and drips at the exterior wall. The chimney is the second problem. The original flashing was a single L of aluminum sealed with caulk that gave up years ago. Fixing the eave means lifting the first courses and laying membrane, $600–$1,400 per run. Chimney flashing repair Overland Park brick needs is a full rebuild — step flashing under each course, counter-flashing let into a mortar joint — $600–$1,500 depending on the chimney.

1980s–90s two-stories from College to 135th

Steeper roofs, more intersections, more skylights. Water gets in where roof planes meet: closed-cut valleys worn to the mat, dead valleys behind a dormer, kick-out flashing that was never installed where a garage roof runs into a second-story wall. Valley re-lays with membrane run $500–$1,200. Skylight leak repair Overland Park homeowners need is nearly always the flashing kit, not the glass, at $400–$900; a fogged unit that has lost its seal is a $1,200–$2,500 swap.

2000s builds in Blue Valley and south to Stilwell

Younger roofs, but the cheapest parts are wearing out on schedule. The rubber collar on every plumbing vent boot splits after 10–15 summers of Kansas sun, and that is the number one call we take from south of 135th. A boot and the shingles around it is $250–$450.

Storm week is different from an ordinary week

Overland Park sits in the hail corridor, and the south and west slopes take the wind. After a line of storms we split the schedule: tarps and emergency roof repair Overland Park callers need go first, then the shingle roof repair Overland Park homeowners book once the sky clears — $300–$800 to replace a run of creased or missing shingles, more if the underlayment tore with them.

Two things we will say plainly during storm week. First, if an entire slope is creased or we find hail bruising while we are up there, a patch is the wrong answer, because your insurer may owe you a roof; read the hail damage page before you spend a dime. Second, an out-of-state truck knocking on doors in Deer Creek the morning after is why the Kansas Roofing Registration Act exists. Ask for the state registration certificate; we carry ours.

What a repair visit looks like

• We go into the attic first. The ceiling stain sits where water ran off a rafter, which can be eight feet from where it entered the roof.
• We walk the roof directly above the wet decking and check every penetration and flashing within a few feet of it.
• If there is no obvious cause, one of us runs a hose while the other watches in the attic. Section by section, low to high, until it drips.
• You get photos, a written price, and a straight answer on whether the rest of the roof is worth fixing.

The post on finding a roof leak from inside the house covers the attic step if you want a head start.

Typical repair prices in Overland Park

Ranges, not quotes; the written price is fixed once we have looked.

When we tell you not to repair

Some roof repair Overland Park KS homeowners ask for is money spent on a roof that is finished. Granules washed into every downspout, two layers already on the deck, soft decking in more than one place, shingles that snap when lifted: a repair buys a season and the same conversation next spring. The roof replacement page covers what a new roof built for this county includes, and the post on repair versus replacement puts numbers on the decision.

Gutters and the roof edge

Gutter and roof repair Overland Park jobs come as a pair more often than not. A gutter pulled loose by ice dumps water behind the fascia, the fascia rots, and the first sheet of decking behind it follows. We rebuild the fascia, replace the sheet, add membrane and drip edge, and re-hang the gutter. The post on roof-edge repairs at the eaves explains the assembly.

Where we work

All of Overland Park from downtown to Stilwell, plus Leawood, Olathe, Lenexa, Shawnee, Prairie Village and Mission, one price. Detail on the Leawood and Olathe pages.