Replacing a roof in Johnson County is straightforward once you understand how the county and the local cities handle permits, inspections, and code compliance. The rules are not meant to slow a project down. They aim to protect your home from wind, hail, water intrusion, and fire, and to ensure your contractor builds to a standard that holds up ten or twenty years from now. I have walked owners through dozens of projects across the county, from farmhouse reroofs near De Soto to infill builds in Overland Park, and the patterns are consistent. Pull the right permit, follow the adopted codes, document what you install, and you will pass inspection without drama.
This guide explains how permitting works in Johnson County, what the codes require for a new roof installation or roof replacement, how different municipalities add their own rules, and the trade-offs that matter when you choose materials and methods. I will also flag the pitfalls that slow jobs down and share a few local examples where a small detail made the difference between a smooth inspection and a red tag.
Who regulates roofing in Johnson County
Johnson County includes multiple jurisdictions. If your property is inside a city, that city issues the roofing permit and does the inspections. If you live in the unincorporated county, the Johnson County Building Codes department handles your permit. In practice, most homes fall within a city border such as Overland Park, Olathe, Lenexa, Shawnee, Leawood, Prairie Village, or Gardner. Each city publishes its own permit procedures and fee schedules. The technical codes come from the same model standards, but there can be local tweaks.
Most cities in Johnson County adopt the International Residential Code (IRC) with amendments. The 2018 or 2021 edition is common across the metro. Olathe and Overland Park have both used the 2018 IRC with local amendments in recent cycles, while some cities began transitioning to the 2021 edition. When in doubt, check the city’s building safety webpage or call the permit counter. Roofers in Johnson County keep cheat sheets for each city, but you should still ask your contractor which code version will govern your project.
Insurance work does not waive permit requirements. Even if the roof replacement is fully covered after a hailstorm, the city expects a permit and an inspection. Skipping the permit to “save time” creates headaches later when you sell the home or file claims.
Which projects need a permit
If you are replacing the roof covering on more than a small patch, you almost always need a permit. Cities define “minor repair” narrowly, such as replacing a few shingles or patching an area under a set square footage threshold. Tear-offs that expose the deck, full reroofs, and structural repairs require a permit. So does adding a new roof layer over an existing one, though double layering is restricted and often discouraged or prohibited after severe storms. New roof installation on an addition or a new home obviously needs a permit as part of the building permit.
Contractors typically pull permits, and reputable roofers in Johnson County build the permit fee into their proposal. Homeowners can apply themselves, but you then shoulder the code compliance and inspection coordination. If you decide to DIY, be honest about scope and timing, and be ready to meet inspectors on site.
The basic permit process
The cities keep the process lean for roofing https://telegra.ph/New-Roof-Installation-Timeline-Expectations-for-Johnson-County-Residents-11-21 compared to full remodels. You or your contractor submit a roofing permit application online, list the property address, the square footage of roof area, and the materials you intend to install. You will state whether the roof is a full tear-off or an overlay. Some jurisdictions ask for the manufacturer and product line, the underlayment type, and whether you plan ice barrier at the eaves. The permit fee is typically modest, sometimes a flat fee, sometimes tied to valuation.
Many cities issue the roofing permit the same day or within one business day if your contractor has a current license and insurance on file. Overland Park and Lenexa run efficient online portals, and Olathe’s system is similar. Expect one to two inspections: a mid-roof inspection after the tear-off but before all covering is installed, and a final inspection after completion. The timing varies. Some cities only require a final inspection for like-for-like roof replacement with no structural changes. If the inspector wants to see the deck, you will coordinate a deck inspection after tear-off and before drying in.
Set a buffer for weather. Inspectors cancel outdoor inspections when heavy rain, lightning, or high winds make roof access unsafe. Plan your tear-off so the deck is not open for days while you wait for an inspection. Experienced crews stage sections, secure underlayment quickly, and keep communication open with the inspector.
Code fundamentals that drive roof design
The IRC sets baseline rules for materials and methods. Local amendments fine-tune those rules for our climate. Johnson County sits in a wind zone where 90 to 115 mph wind design is typical, roughly IRC Risk Category II. Hail is a regular visitor. Ice dams happen less often here than in northern states but appear after cold snaps followed by sunny days. With that in mind, here is what the code expects on a typical asphalt shingle roof.
- Roof deck: The code requires a sound, properly attached deck, commonly 7/16 inch OSB or 1/2 inch plywood over rafters or trusses. Inspectors look for damaged or delaminated sheathing. If more than a minor fraction is soft or waterstained, they will ask for replacement. Nail spacing at edges and in the field must meet the sheathing schedule, generally 6 inches on center at panel edges and 12 inches in the field, though some cities tighten this in high wind zones. Underlayment: Synthetic or ASTM D226 Type II felt meets the standard for most slopes. Underlayment must be applied parallel to the eaves with laps sized by slope, and fastened with cap nails or staples as required by the roll manufacturer. Valleys need extra protection. Some contractors still use mineral-surfaced roll roofing in closed valleys, but self-adhered ice and water barrier products now dominate. Ice barrier: Our region sits near the border where the IRC ice barrier requirement shifts. Many Johnson County cities require an ice barrier at the eaves that extends at least 24 inches inside the exterior wall line. In practice, two courses of 36 inch self-adhered membrane starting at the drip edge often achieves this. Pay attention to low-slope areas and areas above heated spaces. Drip edge and flashing: Drip edge is required at eaves and rakes in most local adoptions. The metal must extend onto the roof deck and down the fascia, with underlayment lapped over at the eaves and under at the rakes. Step flashing at sidewalls and kickout flashing where a roof meets a vertical wall are not optional. Inspectors regularly call out missing kickouts, and water damage at siding tells the story in older homes. Fasteners and wind rating: Shingles must be installed per manufacturer instructions for the warranted wind speed. That usually means six nails per shingle for high-wind installation. Nails must penetrate through the deck at least 3/4 inch or fully through if the decking is thinner. Hand nailing and pneumatic nailing both pass if placement and depth are correct. Layering limits: Many cities allow no more than two layers of asphalt shingles, and some forbid overlays entirely after significant hail events to avoid trapping damage under new shingles. Even where overlays are allowed, you cannot install a second layer over existing wood shakes, metal, or tile. The deck must be smooth and nails must have adequate bite. Attic ventilation: The IRC specifies net free ventilation area based on attic volume and whether you use a balanced system. Most inspectors prefer ridge-and-soffit systems that split intake and exhaust evenly. Inadequate ventilation is a common cause of shingle failure and mold. Roofers in Johnson County often upsize intake vents in older homes where existing soffit vents are painted shut or blocked by insulation. Fire classification: Asphalt shingles must be Class A fire rated on most residential roofs. City amendments reinforce this. Verify the product rating with the manufacturer’s listing. Structural changes: Converting a low-slope section to a steeper pitch, adding large skylights, or replacing rafters triggers plan review and potentially an engineer’s letter. Routine roof replacement does not.
These are not abstract rules. Inspectors look for these items because they are the points that cause leaks, blow-offs, and claims. I have seen more inspection failures from missing kickout flashing and poor nailing patterns than any other cause, with ice barrier shortfalls a close third.
City-by-city nuances that matter
While the technical core is shared, cities put their own spin on certain details. A contractor who works across the county knows these by muscle memory, but homeowners benefit from knowing why bids and checklists vary slightly.
Overland Park has long insisted on drip edge at eaves and rakes, and inspectors there are firm about kickout flashing where a roof meets siding. The city commonly requires a permit even for like-for-like roof replacement. Underlayment laps and shingle wind ratings are checked closely.
Olathe tends to move efficiently on permits and typically wants a final inspection. Deck inspection may be requested when decking replacement is obvious or the home’s age suggests plank sheathing. Olathe emphasizes six-nail patterns in high-wind installations.
Lenexa pays attention to ice barrier placement relative to the exterior wall line. On two-story homes with deep overhangs, that means adding a third course of membrane to satisfy the 24 inch rule. Crews that assume two courses are enough get callbacks.
Shawnee and Gardner enforce ventilation the way the IRC intends. If your attic lacks clear intake, inspectors may require more soffit venting or low-profile intake vents at the eaves to balance the ridge vent. Prairie Village and Leawood, with their older housing stock, often uncover plank decking that needs partial replacement or full overlay with OSB. Plan for extra sheets in the budget when you bid older homes.
In the unincorporated areas of Johnson County, the county building department follows the adopted IRC and schedules inspections similar to the cities, with a focus on deck condition and weatherproofing details. Farm outbuildings and accessory structures add a layer of zoning review, but the roofing portion is still governed by the same weather barrier rules.
How inspectors sequence their visit
On a typical roof replacement Johnson County inspectors either do one final inspection or two visits when a deck inspection is required. If your permit requires a deck inspection, the crew tears off a slope, has the deck exposed and ready, and the inspector checks sheathing soundness, nailing, and any replaced boards. The crew then dries in that area with ice barrier and underlayment.
Final inspection happens after ridges are capped, flashings are sealed, penetrations are booted, and grounds are cleaned. Inspectors do not climb every roof, especially on steep slopes, but they will look from ladders and check accessible areas. They check drip edge, shingle exposure, nail heads at vents and stacks, and the presence of kickout flashing at walls. If a satellite dish was reattached improperly or an exposed fastener lacks a sealant cap, they will note it.
Most corrections are small and can be addressed same day. If a structural issue or code miss is identified, such as inadequate ice barrier reach, you may need to open up a section and repair it properly. Good contractors own these issues and call the inspector back quickly.
Common pitfalls that delay a pass
Patterns emerge when you watch enough inspections. The same few mistakes generate the bulk of red tags.
Missing or mislocated kickout flashing is at the top. Water streaks on siding tell the inspector what happened over the last storm season, and the code is explicit that a diverter is required where a roof terminates at a wall. Cutting a small step flashing into the siding is not enough. Use a formed kickout that throws water into the gutter.
Underlayment laps flipped the wrong way on rakes is another. At the eaves, the drip edge goes under the underlayment. At the rakes, it goes over. On a windy day, improper lapping is the difference between a dry wall cavity and a soaked one.
Nail placement matters. Overdriven nails that cut the shingle mat or nails placed high above the nail line reduce wind resistance. Inspectors look for consistent six-nail patterns when the product requires it for the rated wind warranty.
Insufficient ice barrier coverage shows up on deep eaves. It is not enough to cover two feet from the exterior edge of the roof. The requirement is two feet inside the warm wall. On a home with a 24 inch overhang, that can mean three courses of 36 inch membrane.
Ventilation imbalance is subtle. If you add a ridge vent but leave the soffit sealed, the ridge will draw conditioned air from the living space through can lights and cracks, not fresh air from the eaves. That risks condensation and energy loss. Inspectors spot this by looking at soffit vents and baffle installation.
Material choices that pass code and hold up locally
Asphalt composition shingles remain the default for roof replacement in Johnson County because they balance cost, code compliance, and performance. Class 3 or Class 4 impact-rated shingles cost more upfront, often 10 to 25 percent above standard architectural shingles, but many insurers offer premium credits. In hail-prone neighborhoods, the math tends to favor impact-rated products over a five to ten year horizon. Ask your insurer how they treat Class 4 shingles, and note that cosmetic damage exclusions sometimes apply.
Synthetic underlayments now dominate. They lay flatter, resist tearing in wind, and do not wrinkle like felt after a dew. Inspectors accept them readily as long as the product meets code and the manufacturer’s installation instructions are followed.
Self-adhered ice and water barriers belong at the eaves, in valleys, and around penetrations. In older homes with complex dormers, I sometimes run a full-width course along the lower third of the backside slope where meltwater collects. It is not always required by code but pays for itself in reduced call-backs.
Metal flashings should be prefinished when possible. On cedar-sided homes, I have seen raw galvanized kickouts stain the siding. Prefinished aluminum or painted steel looks cleaner and lasts longer. Galvanic compatibility matters if you have copper gutters.
On low-slope sections, asphalt shingles are not permitted below the minimum slope, which is typically 2:12 with special underlayment or 4:12 for standard details. If you have a porch at 1:12, use a membrane system such as TPO or modified bitumen. Inspectors will flag shingles on slopes below the product minimum.
Estimating time and cost with permits in mind
Permits rarely add more than a few hundred dollars on a residential reroof in Johnson County, and the inspection schedule usually slots into a one to three day construction window for average-sized homes. Weather is the bigger variable. Plan your roof replacement in shoulder seasons for smoother scheduling, but local crews are used to navigating storms mid-project. If the forecast turns rough, a good roofer will button up underlayment and stage tarps and pumps.
Decking replacement is the wild card for cost. On homes built before the late 1970s, plank decking is common. Planks can be in fine shape, or they can be dry, split, and spaced too widely for modern nails to bite. I advise owners to carry a contingency equal to 2 to 5 sheets of OSB for a typical 25 to 30 square roof, more if the attic has signs of past leaks. In extreme cases, full redecking becomes the cost driver. Inspectors do not negotiate on rotten wood.
Insurance claims and code upgrades
After a hailstorm, adjusters often write a scope for like-kind replacement. Local code upgrades can add cost. Many carriers cover code-required upgrades under an ordinance or law endorsement. Examples include ice barrier at eaves where none existed, adding drip edge at rakes and eaves, and bringing ventilation up to code. Ask your roofer to separate code-required items on the estimate. Roofers in Johnson County who handle insurance claims regularly know how to document these items for the desk adjuster.
One caution: impact-resistant shingles sometimes change your policy terms. Some insurers apply a cosmetic damage exclusion. That means dents that do not puncture or crack the shingle may not trigger a full replacement later. Decide with your agent whether the premium savings make sense given your risk tolerance.
What a thorough roofer documents for you
The best roofers in Johnson County provide a packet that helps you and the inspector. It does not need to be glossy, just complete.
- Permit number, city contact, inspection dates, and pass receipts Product sheets showing shingle wind rating, Class A fire rating, and ice barrier specs Photos of the deck after tear-off, replaced sheathing, and critical flashing areas A ventilation calculation showing intake and exhaust balance Warranty registration confirmation with the manufacturer
These items shorten conversations and provide a clean record when you sell the home. I have watched closings stall over an unpermitted roof or a missing final inspection. The cost to fix that after the fact is time and stress you do not need.
When a reroof becomes more than a reroof
Most projects are straightforward replacements. A few open up unexpected scope. If your soffits lack vents and your attic insulation blocks what vents exist, you may need an insulation contractor to cut baffles and open airflow. If the roof framing shows sag or notches from past mechanical work, bring in a structural repair specialist. If your chimney is spalling or the crown is cracked, a mason should fix that before flashing wraps the problem.
Skylights deserve special mention. Old acrylic dome skylights are leak-prone. If you already have the roof open, upgrading to a modern, low-profile, double-glazed unit with proper flashing kits is smart money. Inspectors look kindly on replacing failing skylights during reroofing rather than nursing them along.
Solar arrays now appear on more Johnson County roofs. If you plan new solar within the next year, coordinate roof replacement first, then have the solar installer mount after. The roof permit does not cover solar. That is a separate electrical and structural permit, and the installer must verify attachment points and fire setbacks. If you already have solar, coordinate removal and reinstall. Do not let anyone lag-bolt through new shingles without flashing and sealant approved by the roofing manufacturer.
How to choose among roofers in Johnson County
You can tell a lot from how a contractor talks about permits and code. Reputable roofers do not shrug off inspections. They will tell you which edition of the IRC your city uses, explain their ice barrier approach at your eaves, and point out where kickouts belong on your home’s roof-to-wall intersections. They will carry a Johnson County or city contractor license, show current liability and workers’ compensation insurance, and list recent projects in your city.
If you collect multiple bids, level them by comparing materials and details line by line. Are all bids using Class A architectural shingles from a major manufacturer? Do they include drip edge at eaves and rakes, six-nail installation, synthetic underlayment, and ice barrier that reaches two feet inside the wall line? Are they replacing all pipe boots and step flashing or trying to reuse? A low number that excludes these items is not a bargain once you account for corrections and early leaks.
A final word on scheduling: the best crews fill up quickly after a hail event. If you can, pre-qualify a roofer before storm season. Keep their contact info handy. The morning after a storm, out-of-area storm chasers flood neighborhoods. Local roofers in Johnson County stand behind their work and show up for follow-up. Fly-by-night outfits vanish when warranty claims arrive.
A few real-world examples
A Prairie Village bungalow with deep 30 inch eaves failed its first inspection because the crew ran only two courses of ice barrier along the eaves. The inspector explained the two-feet-inside-the-wall rule, which required a third course to reach past the interior wall line. The crew added the third course the same day and passed final easily. That third roll would have cost far less to install before shingles went down.
In Lenexa, a homeowner hired a contractor from out of state after hail. The roof looked fine from the curb, but the final inspection failed for missing kickout flashing at two wall intersections and reused, brittle step flashing under old cedar siding. The corrections required removing the lower five rows of new shingles in those areas, cutting back the siding, and installing proper kickouts and new steps. The homeowner saved a few hundred dollars on the bid and paid more than that in change orders and delay.
An Overland Park two-story with a low-slope rear porch had shingles at 2:12 with failed sealant strips. The inspector required a membrane system for that section. The owner chose a self-adhered modified bitumen. The roofer flashed the transition under a counterflashing, and the final passed. More important, the porch stopped leaking for the first time in years.
What to do next
If you are planning roof replacement Johnson County wide, start with your city’s building safety page and pull the current roof permit requirements. Ask two or three roofers to walk the property and talk through code items in plain terms: ice barrier length, valley treatment, ventilation balance, flashing details, and deck expectations. Confirm who will pull the permit and meet the inspector, and get the schedule in writing with weather contingencies.
New roof installation is not just about shingles. It is a system tested by wind, rain, and hail. The permit and code framework in Johnson County is practical and clear if you take it step by step. With a competent contractor, you will pass inspection, protect your home, and avoid the avoidable problems that keep showing up in the same places on the same kinds of roofs. That is the quiet success you want: a roof you do not have to think about when the next front rolls through.
My Roofing
109 Westmeadow Dr Suite A, Cleburne, TX 76033
(817) 659-5160
https://www.myroofingonline.com/
My Roofing provides roof replacement services in Cleburne, TX. Cleburne, Texas homeowners face roof replacement costs between $7,500 and $25,000 in 2025. Several factors drive your final investment.
Your home's size matters most. Material choice follows close behind. Asphalt shingles cost less than metal roofing. Your roof's pitch and complexity add to the price. Local labor costs vary across regions.
Most homeowners pay $375 to $475 per roofing square. That's 100 square feet of coverage. An average home needs about 20 squares.
Your roof protects everything underneath it. The investment makes sense when you consider what's at stake.