The Critical Choice: To Tear Off or To Overlay in Kansas City?

"Should I just put a second layer on?" It is the question every homeowner in the Metro asks when they realize their current shingles are nearing the end of their life cycle. In the KC market, the answer isn't just about cost—it’s about structural integrity and the brutal Midwest elements.

The Two-Layer Reality in the Metro

In Kansas City, the decision often starts with a simple count. Whether you are in a classic bungalow in Waldo or a sprawling ranch in Overland Park, local jurisdictions generally adhere to the International Residential Code (IRC) which permits a maximum of two layers of asphalt shingles. If you already have two layers, your choice is gone—a full tear-off is mandatory.

Pro Tip from the Supply Line

Major local suppliers like ABC Supply Co. on Southwest Blvd and Beacon Building Products have seen a massive shift toward full tear-offs. Why? Because a second layer traps heat. In KC’s 100-degree August humidity, that trapped heat can cook shingles from the inside out, potentially voiding manufacturer warranties from giants like GAF or CertainTeed.

The Case for Tear-Off

A full tear-off involves stripping the roof down to the wooden decking. This is the only way to inspect for "soft spots" or rot—a common issue in the Northland where heavy tree cover keeps roofs damp.

Decking Inspection: Allows for the replacement of rotted OSB or plywood.
Waterproofing: New ice and water shields can be applied directly to the deck (crucial for KC ice storms).
Property Value: Inspections for home sales in Leawood or Prairie Village often flag overlays as a future liability.
Weight: Eliminates the stress of several thousand pounds of extra material on your rafters.

The Case for Overlay

An overlay (reroof) is the process of installing new shingles directly over the old ones. While less popular today, it serves a specific niche.

Immediate Cost Savings: You save roughly $1,000 to $2,500 on labor and disposal fees at local landfills.
Speed: A crew can often finish an overlay in a single day, minimizing the "open roof" risk during the unpredictable KC spring.
Less Mess: No old shingles raining down on your landscaping or driveway.

Local Pricing & Material Logistics

Factor	Tear-Off Estimate (KC Avg)	Overlay Estimate (KC Avg)
Cost per Square (100 sq ft)	$450 - $650	$325 - $475
Dumpster/Disposal Fees	$400 - $800	Minimal
Lifespan Expectancy	25 - 50 years	15 - 20 years

*Pricing based on standard architectural shingles and local Kansas City disposal rates.

The "Hidden" Cost of Overlays

In the Kansas City area, our wind uplift requirements are quite specific due to the straight-line winds common in the plains. When you overlay, the new nails must be long enough to penetrate the old layer AND the decking underneath. If your roofer uses standard 1.25-inch nails for an overlay, they may not bite deep enough into the deck. During a typical May storm, these "floating" shingles are the first to fly off, leading to leaks that are notoriously difficult to track because the water travels between the two layers of shingles before it even hits your attic.