There’s a drip in the garage again, or a rust-brown streak running down from a row of screws, or a piece of trim that’s been flapping since the last windstorm. You bought a metal roof so you wouldn’t have to think about it. Now you’re searching for metal roof repair in Overland Park and wondering if this is a quick fix or the start of something expensive.
Most of the time it’s a fix. Metal panels themselves rarely wear out early. The leaks almost always come from the small parts: screws, seams, flashing and trim. Those can be repaired without replacing the roof, as long as someone finds the real source.
APC Roofing is a GAF Certified contractor, licensed and insured, and your inspection is free. Call 913-398-5020 and a roofer will trace the leak, photograph what’s going on and tell you plainly what it’ll take.
Where metal roofs leak
On a metal roof, water usually gets in at a few predictable spots.
Screws and washers. Exposed-fastener roofs (ribbed and corrugated panels) have a rubber washer under every screw head. Sun dries those washers out over the years until they crack and stop sealing. Screws that were driven crooked, too tight or not tight enough leak sooner.
Laps and seams. Where one panel overlaps the next, sealant tape keeps water from wicking sideways. On standing seam roofs, a seam that wasn’t fully locked or got pushed open by wind can let water through.
Flashing. Chimneys, walls, valleys and the spot where a porch roof meets the house all depend on bent metal flashing. If someone used a bead of caulk in place of proper flashing, it’ll fail as the caulk ages.
Pipe boots. The rubber collars around plumbing vents crack and pull away from the pipe.
Trim and ridge cap. Edge trim and ridge cap take the most wind. Once a corner lifts, the next gust gets under it.
What Overland Park weather does to a metal roof
Kansas City swings hard between seasons, and metal moves with every swing. A long steel panel grows on a hot afternoon and shrinks overnight. Over years of that, screws on an exposed-fastener roof can work loose and wallow out their holes. That’s why you’ll sometimes see screw heads riding high on a roof that was tight when it went on.
Winter adds ice. When snow melts on the upper roof and refreezes at the cold eaves, meltwater can back up under trim and laps that were never meant to hold standing water. Spring and summer storms bring wind that peels at edges and hail that dents panels and cracks paint on older finishes.
Hail dents: cosmetic or a real problem?
A dented metal roof looks alarming, but dents alone usually don’t leak. What matters is whether the hail did functional damage: cracked the paint down to bare steel, split a seam, punctured a panel or bent flashing out of place. Bare steel will rust, and a split seam will leak.
An inspection sorts out which dents are cosmetic and which need repair. If you’re filing a claim, you file it with your insurance company and pay your own deductible. We photograph and measure the damage, write the estimate and can meet your adjuster on the roof. For more on what hail does, see hail damage roof repair in Overland Park.
Metal roof repairs that last
The right repair depends on what failed.
- Re-fastening. Old screws come out one at a time, and a slightly larger screw with a new washer goes into each hole so the threads bite fresh material. It’s often the fix for an aging exposed-fastener roof that leaks in a dozen places at once.
- Resealing laps. Old sealant gets cleaned out and new butyl tape goes in, then the lap is fastened back down.
- New flashing and boots. Caulked shortcuts get replaced with formed metal flashing, and cracked pipe boots get new ones sized to the pipe.
- Trim and ridge cap. Lifted pieces get re-secured or replaced, with fasteners set to hold against wind.
- Panel replacement. A badly damaged panel can be swapped out on its own. Fair warning: new paint rarely matches weathered paint perfectly.
- Rust spots. Small spots at scratches and cut edges can be cleaned and touched up before they spread.
When repair isn’t the right call
Some roofs are past patching. If rust has eaten through large areas, if the roof leaks at nearly every lap, or if the deck underneath has gone soft from years of slow leaks, repairs turn into a cycle that never ends. At that point a new roof usually costs you less over time. If that’s where your roof is, we’ll show you the photos and walk through metal roof installation in Overland Park so you can compare.
How it works
- Book your free inspection. Call 913-398-5020 or request a free estimate online.
- Get a clear, honest assessment and estimate. You’ll get photos of where the water is getting in and a written estimate for the repair. If a repair won’t hold, you’ll hear that too. Financing is available through Aqua Finance, Fortifi, Hearth and Home Run Finance.
- The repair gets done and the site gets cleaned up. The crew fixes the source, not only the spot that’s dripping, and leaves your property clean.
A slow drip doesn’t stay small. Water that gets past one screw can soak the deck and insulation for months before it shows on a ceiling, and wet wood under a metal roof rots quietly.
Metal roof repair questions
Can you fix just one section of a metal roof?
Yes. Most metal roof repairs are local: a few screws, one lap, one flashing detail or one panel.
Why does my metal roof only leak in heavy rain?
Usually because the water is getting in at a lap, a flashing joint or a worn washer that only takes on water when there’s a lot of it or the wind pushes it sideways.
Is caulk enough to stop a metal roof leak?
Rarely for long. Caulk dries out in the sun and pulls away as the metal moves. It works as a backup to proper flashing and tape, not as the fix.
Do you repair metal roofs on shops and outbuildings?
Yes. Barns, shops and garages with ribbed or corrugated metal get the same kind of repairs as a house.
Book metal roof repair in Overland Park
Call 913-398-5020 or book your free inspection online. You can see every metal option we work with on our Overland Park metal roofing page.
You’ll know exactly where the water was getting in, the fix will be done right, and the garage floor will stay dry the next time it storms.
