Preserving the Kansas City Skyline: Historic Roofing Standards

In Kansas City, maintaining a home in a designated historic district involves more than just curb appealā€”it is a matter of municipal law. The Kansas City Landmarks Commission (KCLC) oversees the aesthetic and structural integrity of our city's architectural heritage, from the Victorian mansions of Pendleton Heights to the stately brick estates in Santa Fe.

The Certificate of Appropriateness (COA)

Before a single shingle is removed in a local historic district, a homeowner must obtain a Certificate of Appropriateness. This isn't a standard building permit; it is a specialized approval from the Historic Preservation Office. In KCMO, this process is governed by Chapter 27 of the Code of Ordinances.

There are two primary tracks for COA approval:

  • Administrative Review: For "like-for-like" replacements. If you are replacing a slate roof with the exact same color, cut, and thickness of natural slate, staff can often approve this over the counter.
  • Commission Review: If you are proposing a material change (e.g., switching from wood shake to a synthetic composite), you must present your case before the KCLC. These meetings occur monthly at City Hall.

The "Like-for-Like" Mandate

The Secretary of the Interiorā€™s Standards for Rehabilitation serve as the North Star for KC preservation. The core principle is that historic features shall be repaired rather than replaced. If replacement is necessary, the new feature must match the old in design, color, texture, and, where possible, materials.

Material Specifics for KC Neighborhoods

Natural Slate & Clay Tile

In districts like Union Hill or Old Hyde Park, slate and Ludowici clay tiles are common. The KCLC generally rejects asphalt shingle replacements for these materials because the "visual mass" and reflection of slate cannot be replicated by fiberglass. Expect costs for authentic slate in KC to range from $30 to $60 per square foot depending on the source of the stone (e.g., Vermont Green or Pennsylvania Black).

Wood Shakes and Shingles

In the Santa Fe district and portions of the Northeast, cedar shingles were historically prevalent. While fire codes in many KC municipalities have tightened, the KCLC often requires "Class A" fire-rated treated wood shingles rather than allowing a transition to architectural asphalt, unless it can be proven that the wood is a hardship or no longer viable.

The Challenge of Modern Synthetics

Synthetic Approval Criteria

Companies like DaVinci Roofscapes (a local Kansas favorite) produce synthetic slate and shake. While highly durable, the KCLC requires that any synthetic used must have a matte finish and a varied edge profile that mimics the thickness of the original material. High-gloss plastics are routinely denied in districts like Westgate.

Box Gutter Restoration

Many historic Kansas City homes feature box gutters (built into the roof framing). Preservation rules generally forbid the installation of K-style aluminum gutters over historic cornices. Homeowners must often reline these with EPDM or cold-applied copper, which can add $5,000 to $15,000 to a roofing project.