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Roofing

A roof scope
you can inspect.

New roof replacement, shingle replacement, leak repair, and storm-damage documentation — handled honestly and priced transparently. We do not absorb deductibles.

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What a complete roofing scope should answer

A roofing estimate should make the system visible: existing layers, decking assumptions, flashing, ventilation, underlayment, cleanup, inspection, and the conditions that could change the price after tear-off. If those details are not written down, the number is not ready to compare.

Our scope on a typical roofing project includes:

  • Damage assessment & documentation — on-site walk, photos of all elevations, hail-impact mapping if applicable, ridge / valley / penetration condition. Documented in a written report you can hand to your insurer.
  • Insurance-claim coordination — we meet your adjuster on-site if you want us there, share documentation, and supplement the scope when tear-off uncovers code-required upgrades or hidden damage. We do not negotiate the claim with your insurer on your behalf — that is a regulated activity under § 407.725 RSMo and we leave it to you and your carrier.
  • Tear-off — full removal of existing roofing system, dump trailer / dumpster on site, magnetic nail sweep across drives, walkways, and lawn. Property protection on landscaping and HVAC condensers.
  • Decking inspection & repair — we assume some replacement on older roofs and price transparently per sheet ($50–$80 OSB / plywood depending on access). Tear-off is when we find the truth about decking; documented and priced before install.
  • Ice-and-water shield — valleys, eaves, around penetrations and skylights, code-mandated in KC's freeze-cycle climate.
  • Synthetic underlayment — full coverage. No felt-paper shortcuts.
  • Drip edge — metal drip edge along all eaves and rakes per code. Non-optional.
  • Shingle install — architectural, designer, or three-tab per your selection. Manufacturer-spec nailing pattern (six-nail in high-wind zones), proper exposure, valley treatment per the shingle's documented installation method.
  • Ventilation — ridge vent, static box vents, or powered vents sized to the attic volume. Adequate intake (soffit vents) checked at the same time. Improper ventilation voids most shingle warranties.
  • Flashing — chimney step flashing, plumbing-vent boots, roof-to-wall flashing, skylight flashing kits. Existing flashing that is in good condition gets reused; failing flashing gets replaced and itemized.
  • Ridge cap — manufacturer-matched hip and ridge shingles, properly nailed (not sealed-only).
  • Gutter rehang — we remove gutters before tear-off if needed and rehang on completion. Gutter replacement is a separate trade we coordinate when needed.
  • Cleanup & inspection — magnetic sweep, debris hauled, customer walk-through, city inspection scheduled where required, manufacturer warranty registered.

Insurance-claim roofing — how we work the claim

Insurance-funded roofing has two separate records: your carrier's scope of loss and the contractor's construction scope. Keeping both documented makes it clear who decides coverage, who performs the work, and what happens if tear-off reveals a code item or hidden damage.

Here is how we work an insurance-claim roof, in order:

  1. You file the claim with your carrier. (We are happy to point you at common carrier contacts; we do not file on your behalf.)
  2. We do the on-site damage assessment and produce a written report with photos.
  3. You schedule your insurance adjuster's site inspection. We are happy to be on-site for that meeting if you want a contractor present — common practice and totally appropriate. We do not negotiate the scope with the adjuster, but we do flag visible damage and code items.
  4. Your insurer issues a scope of loss + an Actual Cash Value (ACV) check.
  5. You sign a contract with us tied to that scope. The contract includes your deductible — you pay it. We do not absorb it (illegal under § 407.725 RSMo). We do not waive it. We do not show it as a discount on the invoice.
  6. If tear-off uncovers code-required upgrades (KC code requires ice-and-water shield in valleys and at eaves, drip edge, certain ventilation, and replacement of any cracked or missing decking) or hidden damage that wasn't visible from the ground, we file a supplement with photos and documentation. Your insurer either approves it or doesn't — that's between you and your carrier. We do not bill you for documented supplements your carrier approves; we do not eat costs for supplements your carrier denies (we work it through with you in writing before any extra material is installed).
  7. On substantial completion, your insurer releases the depreciation (RCV minus ACV minus deductible). You pay us per the contract draw schedule.
  8. City inspection (where required) and warranty registration close the project.

We attach our standard Hailstorm / Insurance-Claim Addendum to every insurance-funded roofing contract. It spells out, in plain language: no deductible absorption, no claim negotiation on your behalf, your right to cancel if your insurer denies the claim, and the supplement-handling protocol. It is not boilerplate — it is the contract that keeps both of us on the right side of Missouri statute.

Pricing factors

Kansas City residential roofs generally fall into these bands:

  • Repair / partial — localized leak repair, flashing replacement, a couple of damaged shingle courses. Roughly $400 to $1,500.
  • Standard re-roof, single story — full tear-off and install on a 2,000–2,500 sq ft home with mid-range architectural shingles. Roughly $9,000 to $14,000.
  • Standard re-roof, two story / complex roofline — same scope, more squares + more access difficulty. Roughly $14,000 to $22,000.
  • Premium / designer shingle replacement — designer-grade shingles, full system install for extended warranty, possibly with copper flashing or specialty ridge. $20,000 to $40,000+.
  • Insurance-claim replacement — priced to your insurer's scope. Your out-of-pocket equals your deductible (paid to us per the contract). Supplements documented and submitted to your insurer; outcome between you and them.

What the estimate should make clear

  • The estimate documents scope, assumptions, and decking-replacement contingency math.
  • Insurance-claim work is documented, not negotiated. We respect Missouri statute. We do not absorb deductibles.
  • Code work is included by default, not bolted on as an upsell.
  • The schedule is written down. If we slip, you hear about it the same day.
  • You retain 10% on private-pay roofs until the punch list and any city inspection close out.

Roofing FAQ

Questions to settle before you choose a roof scope.

How long does a roof replacement take?

A standard asphalt-shingle replacement on a single-family KC home takes one to two days for tear-off and install, plus one day on the front end for crew staging and one day on the back end for cleanup, gutter rehang, and inspection. Larger homes, complex rooflines, or replacements paired with decking repair add a day or two. We give you the schedule in writing before signing.

I had hail or wind damage. How does the insurance claim process work?

You file the claim with your insurance carrier. We do the on-site assessment, photograph and document damage, and meet your insurance adjuster on-site if you want us there. Once your insurer issues a scope of work and Actual Cash Value (ACV) check, we build to that scope. If we find code-required upgrades or hidden damage during tear-off, we file supplements with documentation and photos. We do not negotiate the claim on your behalf — that is a regulated activity in Missouri (§ 407.725) and we leave it to you and your carrier. We document the roofing scope clearly so you can make decisions with your carrier.

Will you "eat" or "absorb" my deductible?

No. Offering to absorb a homeowner's deductible on insurance-claim residential roofing work is illegal in Missouri (§ 407.725 RSMo) and creates insurance-fraud exposure for both contractor and homeowner. Anyone offering to do this is asking you to commit fraud. We will not do it, and we recommend against working with anyone who will.

What does a roof replacement cost in KC?

For a typical single-story asphalt-shingle replacement on a 2,000-2,500 sq ft home, plan on $9,000 to $16,000 depending on shingle grade, roof complexity, decking condition, and ventilation upgrades. Two-story homes, complex rooflines, or premium architectural shingles run higher. Insurance-claim replacements are priced against your insurer's scope of work plus any code-upgrade or supplement work documented on tear-off.

Do you handle decking repair?

Yes. We assume some decking replacement on most older roofs and price for it transparently — typically $50 to $80 per sheet of OSB or plywood, depending on access and substrate condition. Tear-off is when we find the truth about decking; we document, photograph, and price any beyond-budget replacement before installing the new roof. No surprise add-ons at invoice time.

What about ridge vent, ice-and-water shield, drip edge, and underlayment?

Code work in KC requires drip edge, proper ice-and-water shield in valleys and at eaves (KC freeze cycles make this non-negotiable for warranty claims), synthetic underlayment, and adequate ridge or static venting. We install all of these on every roof — never as an upsell. The contract line-items them so you can see exactly what is included.

What shingle warranty do I get?

Manufacturer warranties run from 30-year limited (basic three-tab and standard architectural) up to lifetime limited or extended-coverage warranties on premium architectural and designer shingles, often conditional on full-system installation (their underlayment, their starter strip, their ridge cap, their ventilation calc). We are happy to walk through the actual warranty terms with you — they are full of exclusions worth understanding before you pick a shingle.

How are payments structured?

For private-pay (non-insurance) roofs: a standard schedule is 30% at signing (locks in materials and schedule slot), 60% on substantial completion (tear-off, install, and dry-in done), and 10% retained until the punch list is fully signed off and the city inspection (where required) has passed. For insurance-claim work the structure follows your insurer's ACV/RCV release pattern — we walk through the mechanics before you sign.

Next useful step

Start with the roof condition, not a package price.

Send the address, known roof issues, and any storm date. We will determine what needs to be reviewed on site.

Request a Roof Assessment Review Storm-Damage Steps