Roof repair and replacement in Leawood, KS

Leawood, north to south

Old Leawood and Leawood Estates (north of I-435, between State Line and Mission Road): 1950s–60s ranches and sprawling one-and-a-half stories on big lots under mature pin oaks and sycamores. Low-pitch roofs with long eaves, lots of valleys where wings meet, and original brick chimneys. The problems are ice-dam backup at the eaves in February, leaf-choked valleys, flashing that has been caulked over three times, and decking rot where a gutter overflowed under a tree for a decade. Repairs are the usual $300–$1,500; a replacement on one of these big, low, cut-up roofs is $12,000–$20,000 because the square footage is deceptive.

Leawood South, Verona Gardens and the neighborhoods off 119th and 127th: 1970s–80s two-stories, steeper pitches, fewer trees. These roofs have often been replaced once already after a hail year and are now on their second 12–18 year roof. Hail assessment is the most common call.

Hallbrook, Tomahawk Creek, Ironhorse and the Mission Farms area: 1990s–2000s custom and semi-custom homes with big, complex roofs — 35 to 50 squares, multiple dormers, hips everywhere, and skylights. These are the most expensive roofs in Johnson County to replace, $20,000–$35,000 in architectural shingles and a good deal more if the homeowner chooses synthetic slate or standing seam. Every one of them should be Class 4; most insurers here expect it.

South Leawood, past 135th to 151st: 2000s two-stories on smaller lots with builder-grade architectural shingles, now 15–25 years old and coming due together. When hail hits this end of the city, entire streets get replaced the same summer.

What Leawood roofs are made of

Almost entirely asphalt architectural shingles, with a meaningful number of wood shake roofs on the 1970s–80s homes (many now replaced or covered by insurance exclusions), some synthetic slate on Hallbrook homes, and a growing number of standing-seam metal accents over porches and bays. Many Leawood HOAs have color and material rules — Hallbrook and Tomahawk Creek in particular — so we check the covenants before we order shingles.

Hail and claims in Leawood

Leawood homeowners carry higher dwelling limits, which means percentage deductibles hurt more: a 1 percent hail deductible on a $700,000 home is $7,000. We count hits before you file. Our hail damage page explains the process, and we meet the adjuster on the roof so the code items — ice-and-water membrane, ventilation, drip edge — get into the scope.

Permits in Leawood

The City of Leawood issues its own building permits and requires one for a re-roof, with an inspection. We pull it. A roofer who tells you Leawood doesn't need a permit either hasn't worked here or doesn't intend to be around for the inspection.

What we do here

Roof repair, full replacement, hail claims, inspections for the many home sales in Leawood every spring, and Class 4 shingles. Same pricing as Overland Park, no travel charge — the cost page applies to Leawood exactly.