How Much Does a New Roof Cost in Olathe, KS? (2027)

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Home size

sq. ft.

Roof pitch3/12 (low slope)5/12 (medium)7/12 (medium)9/12 (steep)10/12 (steeper)12/12 (very steep)

A roof's pitch is its rise in inches over twelve inches of run. Steeper roofs like 9/12 need roof jacks and harness work, so they cost more. We assume 5/12 for Kansas; pick yours above.

A full asphalt shingle replacement in Olathe, KS comes to roughly $11,220 to $17,110 for a typical 2,020 sq. ft. single-story house. Behind the number: a 5/12 pitch, close to 2,283 sq. ft. of roof surface (22.8 squares), one old layer removed, materials and installation included.

Roofers bid by the square, which is a hundred square feet of roof; here the installed rate works out to $599.39 a square. The same roof in architectural 50-year shingles is $12,470 to $19,010. Metal begins with steel shingles at roughly $24,150.

Metro costs lift the price here by about $240 over the Kansas figure ($11,030 to $16,820). Every one of the 4 Olathe ZIP codes in Johnson County uses the prices on this page.

Comparing Roof Materials and Prices in Olathe, KS

Use this table two ways: to pick a material you can afford, and to spot a quote that sits far outside the normal band for Olathe, KS.

Where the numbers come from: the roof replacement calculator for shingles, the metal roof calculator for metal and the flat roof calculator for flat membranes, each set to Plains pricing - 1% above the U.S. average for shingles and metal.

Price per Year of Roof

The real cost of a roof is price divided by the years it lasts. Hover a bar: metal costs more up front and less per year.

The Line Items Behind a Olathe, KS Roofing Bid

Before you rank quotes by price, check that they cover the same work. Our model values each variable on the 22.8-square roof like this:

• Strip and haul. Expect roughly $3,280 of the bid for one layer off. Each extra layer underneath raises it again, by about $2,130 for the second.
• Geometry. Four-sided hip roofs run about $1,350 above a gable; heavily cut-up roofs with dormers sit about $2,290 above it.
• Access. Raise this roof a story and expect about $970 on top of the price, for staging, hauling and slower work.
• Openings. Plan near $360 per skylight that gets replaced or added while the roof is open.
• Roof deck. Ask every bidder for a per-sheet plywood or OSB price. It turns the biggest unknown on the job into a known number.
• Metal details. Drip edge, step flashing and vent boots are cheap to replace during a re-roof; make sure each quote says whether they are new or reused. For gutters, see the gutter cost calculator.
• Town fees. Building permits and container rental are local costs; check whether each bid includes them.

Ask each bidder to fill in the same list: tear-off layers, underlayment, ice barrier, flashing, vents, decking rate, permit. Gaps in that list explain most low bids.

Roof Stressors in Kansas

A roof in Kansas lives in Climate Region 3: about 93°F on a typical summer afternoon, about 43°F on a winter afternoon, and about 20°F on a winter night. Below are the stresses that matter most for a Kansas roof, and what to ask for because of them.

Where Shingles Live Longest: the Climate Bell

Asphalt life peaks in the moderate middle (Region 3) and falls toward BOTH ends of the map above - cold regions destroy shingles with ice dams, hot ones bake them. Note the middle columns: shingles marketed as “lifetime” are good for about 25 real-world years at best - Kansas is Region 3. Hover any column.

Price a New Roof for Your ZIP Code

Pricing a Metal Roof in Olathe, KS

Metal roofs come in a few families, and they do different jobs. The prices below are for a typical 2,020 sq. ft. single-story house in Olathe, KS.

• Standing seam: $32,190 to $49,060. One panel covers the whole run from the ridge down to the gutter, so water has almost no joints to find. Roofers like it on low pitches and simple gables. The premium over architectural shingles here is roughly $24,050.
• Steel shingles: $24,150 to $36,800. Aluminum shingles: $26,700 to $40,700. Short interlocking pieces stamped to look like asphalt, shake or slate. A good pick for a busy roofline, or for owners who want metal without the barn look. Steel stands up to hail better; aluminum stands up to salt air better.
• Stone-coated steel: $32,870 to $50,100. A steel base under a granule finish. You get the tile look at a small part of the weight of real tile.
• Copper: custom quote only. We do not price copper, because every copper roof is custom work. Expect it to cost well above standing seam. It is soft, formed by hand, and can last a century, turning brown and then green. Most homes use it on bay windows, porch roofs and other accents.

Big hailstones may leave dents in metal that still sheds water perfectly. Check the impact rating, and read how the warranty handles purely cosmetic dents. The case for metal rests on how long you will stay. Keep the house for decades and one metal roof can replace two asphalt roofs; sell soon and the premium rarely comes back. The metal roof calculator prices each panel style separately.

Timing a Roof Replacement in Olathe, KS

Avoid peak summer if you can - near 93°F, shingles mark easily and crews work shorter days. Late fall to spring suits roofing best.

Be careful after storms: check insurance certificates, local references and licensing before any roofer starts work.

Flat and Low-Slope Roof Prices in Olathe, KS

Shingles need slope to shed water, so flat roofs get single-ply membranes. For a 2,020 sq. ft. flat roof in Olathe, KS:

• EPDM rubber: $16,580 to $21,530. Old-school rubber roofing, and still a fair choice. It takes a hailstorm and a hard freeze in stride. The dark color soaks up sun, so it fits best where nobody lives right under it.
• TPO, 60-mil: $14,270 to $18,530. Most roofers reach for TPO first today. It is white, light, and the seams are melted together rather than glued. Thicker sheets last longer, so compare the mil rating on each bid.
• PVC, 60-mil: $17,250 to $22,410. A flexible white sheet with welded seams that has kept flat roofs dry for decades. It handles ponding water and grease better than the other two.

On this footprint TPO comes in lowest, EPDM sits in the middle and PVC costs the most. We count new insulation board and one stripped layer in every row. Expect a higher per-square-foot price on a small porch or garage roof. In Kansas winters, puddles on a flat roof freeze, thaw and creep into the seams. Clear the drains often, and ask for tapered fill at any low spot during the re-roof. The flat roof calculator handles other membranes and insulation levels.

Roofing Prices in Other Kansas Cities

Same roof, other Kansas markets - distances measured from Olathe:

• Overland Park, KS (8 miles northeast) - $11,270 to $17,180
• Kansas City, KS (15 miles northeast) - $11,230 to $17,120
• Wichita, KS (160 miles southwest) - $11,380 to $17,340

Nearby communities such as Lenexa, Shawnee, Mission, Leawood and Lawrence usually price like Olathe. Statewide prices and the full city list: Kansas roofing cost guide.

Common Questions About Re-Roofing in Olathe, KS

How do roofers measure a roof in squares?

Take the footprint (2,020 sq. ft. here) and adjust for pitch (5/12): about 22.8 squares, or 2,283 sq. ft., counting overhang and waste. Get the square count on every quote.

How long does a re-roof take?

Expect a short job for 22.8 squares of shingles - often a day or two, sometimes more. The crew should tarp or dry-in anything they open before leaving.

Does homeowners insurance cover roof replacement?

If a storm caused the damage, possibly; if the roof simply wore out, no. A replacement here runs $11,220 to $17,110, so know your deductible and settlement terms before you file. Many Kansas policies use a separate, percentage-based deductible for wind and hail; look it up before storm season.

What permits does a Kansas roofing job need?

Most local building departments want one when the old roof comes off completely, and some send an inspector at the end. The contractor should file it; be cautious if a roofer asks you to.

Related calculators: Roof Replacement Calculator · Metal Roof Calculator · Flat Roof Calculator · Gutter Cost Calculator · Attic Insulation Calculator · Roof Heat Cable Calculator

Pricing note: these are model estimates built from our roofing calculators and Plains regional costs, refreshed for inflation each year. Use them to budget and to test bids, then get at least three written quotes.