Metal Roofing in Overland Park, KS
Standing seam or exposed-fastener metal, on a house that takes Kansas hail and wind. What each costs, and how long each holds.
Standing seam and exposed-fastener panels are two metal roofs at two prices
Standing seam and exposed-fastener panels are both sold as a metal roof, and they aren't the same purchase. One hides its fasteners under concealed clips; the other is held down by screws through the face, each one sealed by a rubber washer.
That one detail decides nearly everything after it. Standing seam has been measured in the field past 60 years, with the sealant in the seams aging before the panel does, and it carries the higher price of the two. Nobody publishes a service life for screw-down, because what ages is the washer under each face screw, and those want re-gasketing as the rubber hardens, so it suits a shop or a detached garage more than the house you live in. If you're selling in a few years, the asphalt shingles already up there are the cheaper answer, and you'll hear that here in a storm-rush week the same as in a quiet month.
Panels ordered for an Overland Park roof, shingles pulled off a shelf
Most of the wait on a metal job lands before anyone sets foot on your roof. Your panels are cut to the roof's own dimensions, so you spend that first stretch waiting on an order, where an asphalt roof comes off a shelf and goes up. The days on the roof itself run shorter than the wait for the metal, and weather moves them.
Our roofer measures and orders your panels
Panels are formed to your roof's own dimensions, so you settle profile and color before there's a tear-off date. That order is the part of a metal job you wait on.
The old covering comes off to bare deck
Laying panels over old shingles buries the deck you'd want to see and rarely lasts, so our roofer strips it to bare wood and tells you what's under there. Soft spots and rot show up at this stage or not at all.
Underlayment down, clips set, panels run
Underlayment goes across the whole field, clips or fasteners follow the manufacturer's pattern, and the panels run from eave to ridge. The solid decking under them is also why rain noise isn't the problem people expect.
Trim, flashing, and a walk with you
Ridge, hips, valleys and the flashing at every penetration are where a metal roof leaks if it ever leaks at all. You and our roofer walk the finished roof together before it's called done.
Twice the price of asphalt, or half the cost per year
Metal costs roughly twice what architectural asphalt costs to put on, and it stays on the house through two or three asphalt lifespans before it comes off. Which of those two facts weighs more depends on how many more years you plan to own the house, so it's worth seeing both against the full replacement ranges before you pick.
See replacement cost ranges- A standing-seam roof of 24 squares, about 2,400 square feet of roof surface, lands roughly $22,320 to $39,600 across the Kansas City metro, which works out to about $930 to $1,650 per square installed.
- Architectural asphalt sits at about $460 to $770 per square on that same Kansas City metro basis. Screw-down metal has no Kansas City figure behind it and runs about $600 to $1,200 per square as a national planning range.
- One standing-seam roof covers the stretch of years two or three asphalt roofs would cover back to back. Whether that math works for you depends less on the sticker than on how many more years you're staying.
- Two warranties cover a metal roof: the manufacturer's on the panel finish, the installer's on the work itself. Ask for both terms in writing on the quote and hold them next to the warranty guide.
Year one against year forty on an Overland Park metal roof
The Johnson County record for 2023 through 2026 carries 12 hail days, the largest stone of them measured at three and a half inches. Those are the years an Overland Park metal roof sits through, and hail treats a panel differently than a shingle.
- ·The first hail season
- Hail big enough to matter dents panels. A dent won't open a leak and won't come back out, so you're weighing looks. Whether cosmetic damage is covered is a carrier question.
- ·Years five to twenty
- Sealant at the penetrations and the fasteners along the trim lines are what you maintain. Screw-down washers harden and want re-gasketing; standing seam has no face screws.
- ·Years twenty to forty
- Finish chalk and color fade start to show. That's the point where an asphalt roof would already be off the house and paid for twice.
- ·Year forty and beyond
- What ends a standing-seam roof is usually the finish, the flashing or a remodel, rarely the panel itself. The panels are recyclable when they come off.
Louder or only different, and the metal questions Overland Park owners raise
These four come up on nearly every metal quote here: how loud it is in a storm, what hail does to a panel, whether panels can go down over the shingles you already have, and what a reflective finish changes in a Kansas summer.
How loud is a metal roof when it rains?
Will hail dent a metal roof?
Can metal go down over shingles that are already there?
Does a reflective finish cut summer cooling?
Either a metal quote or a comparison with the asphalt already there
Asking about metal doesn't commit you to buying metal. Whichever door you use, the form or the number on this page, you reach our Overland Park roofer, and what comes back is an itemized estimate at no charge with standing seam, screw-down and the asphalt already on the house priced side by side. Compare the three coverings on your own clock.
Prefer to talk? Call now: (913) 210-3890
A Johnson County roofer replies with a figure.