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Kansas City Commercial Roofers

Serving Kansas City and nearby areas

Flat Roof Leaks in Kansas City, KS

A flat roof leak means water has found a path through the roof, and the drip is often far from the hole, so get a free leak inspection and a written repair price set up the same day you call.

Call now: (913) 347-6527 or book your free inspection online

Book a free roof inspection

A few quick answers. A local roofing specialist calls you back the same business day.

Local to Kansas City

We connect property owners in Kansas City and nearby areas, including Fairfax District, Armourdale, Village West, Edgerton, Lenexa and Olathe, with one independent local commercial roofing specialist.

  • Big spring storms

    Normal May rain in Kansas City is about 5.3 inches, the National Weather Service says. On May 26, 2016, 3.87 inches fell in one day. Hard rain like that backs up at drains and edges.

  • Cold nights, damp air

    Normal January lows in Kansas City sit near 19 to 21 degrees. Cold roofs can make warm indoor air drip as condensation, which looks a lot like a leak.

What it costs

Typical published ranges for Kansas City. The contractor's written estimate is the price, and the inspection is free.

WorkTypical range
Leak inspection and written repair priceSet up through Kansas City Commercial Roofers Free
Most flat roof repairs $300 to $1,100
Seam repair $200 to $1,000
Flashing repair $200 to $750
Drain repair $70 to $500
Membrane repair $250 to $1,750

See typical commercial roofing prices in Kansas City

The drip is rarely under the hole

A flat roof leak is hard to pin down. On a sloped roof, water runs down and out. On a flat roof, it can get in at one spot and travel. It runs along the steel deck, soaks into the insulation, and drips out wherever it finds a low seam. The bucket in aisle 12 may be catching water from a hole 30 feet away.

That is why so many leaks come back after a quick patch. The patch went over the drip, not the entry point. In the Kansas City metro, where hard spring storms and cold winters work on the same roof, a leak that is not traced tends to grow.

What you will notice

A drip that moves

It shows up in a new spot after each storm as water finds new paths.

A drip only in hard rain

Light rain is fine, but a downpour brings water in.

A drip days after the rain stops

Wet insulation holds water and lets it out slowly.

Stains that come back

After you replace the ceiling tile.

Drips on cold mornings

With no rain at all.

Water near rooftop units

Skylights or pipes coming through the roof.

Rust spots

On the underside of a metal deck.

A musty smell

In top-floor offices or near the ceiling.

Why flat roofs leak here

Hard spring rain. The National Weather Service puts normal May rain in Kansas City at about 5.3 inches. On May 26, 2016, 3.87 inches fell in a single day. A flat roof drains slowly. In a downpour, water backs up at drains, scuppers and the roof edge. When it rises above a low seam or a short flashing, it gets in. That is why some roofs only leak in the biggest storms.

Freeze and thaw. Normal January lows here sit near 19 to 21 degrees, with highs near 40. Water in a small crack freezes at night and thaws by day. Each round opens the crack a little more. A tiny gap in November can be a leak by March.

Summer heat. Normal July highs reach about 89 degrees, and a dark roof gets far hotter than the air. Heat dries out sealant around pipes, vents and units. Those spots are some of the most common leak points on any commercial roof.

Rooftop gear. Most low-slope buildings here carry HVAC units, exhaust fans and conduit. Every hole cut for them is a place water can get in. Service techs walking to the units can also scuff and puncture the roof.

Leak or condensation?

Not every winter drip is a leak. Warm, damp air inside the building can rise and hit the cold underside of the roof. It turns to water and drips, just like a cold glass on a summer day. Re-roofing to stop a condensation drip wastes money.

Clues it may be condensation:

  • Drips show up after cold nights, with no rain or melting snow.
  • Many small spots instead of one stain that grows.
  • Drips near ducts, exhaust fans or light fixtures.

Clues it is a leak:

  • Drips start during or right after rain or snowmelt.
  • One spot or one line of drips that grows over time.
  • Soaked insulation, not just damp.

The inspector can check both. Condensation is a building air and insulation problem, not a roofing problem, and the fix is different.

When it is urgent

Call the same day if water is dripping on stock, desks or equipment, if ceiling tiles sag, or if water is near electrical panels or lights. A sagging spot on the roof deck is also urgent. Water is heavy, and wet insulation adds weight.

A dry, old stain that has not changed in years is usually not urgent. Note it and have it checked at the next visit.

How the leak is usually fixed

The inspector starts inside, where the water shows, and maps it. Then they go up and look for the entry point: seams, flashing, drains, edges, and every unit and pipe. On larger roofs, a moisture scan can show where the insulation is wet.

Most leaks come down to one of a few fixes:

Reseal or rebuild the flashing

Around a unit, pipe or wall.

Repair a split or lifted seam

Clear or repair a drain

So water stops backing up.

Patch a puncture

From foot traffic or hail.

Cut out and replace wet insulation

Under the leak, so it stops feeding water inside.

Typical ranges from national cost guides are in the table on this page. Your price comes in writing after the inspection. If many areas leak and much of the insulation is wet, the inspector may tell you a repair is no longer the best spend.

Before the inspection

Protect what is below

Move stock and equipment, and set out buckets or tarps.

Mark each drip

Tape an X on the floor and note the date and the weather.

Take photos

Of stains and drips, with the date.

Note when it leaks

Every rain, only hard rain, or cold mornings with no rain.

Find old repair records

And any roof warranty paperwork.

Keep staff off the roof

Most of all in wet or icy weather.

Call (913) 347-6527 or send the form. Kansas City Commercial Roofers sets up the leak inspection with one independent local roofing contractor, and you get a written repair price.

Frequently asked questions

Why does my flat roof only leak in heavy rain?

A slow rain drains away before it finds a weak spot. A hard rain backs up at drains and edges. The water rises above a low seam or flashing and gets in. That points to a drain, edge or flashing problem more than a hole in the field of the roof.

The drip is in the middle of the warehouse. Is the hole right above it?

Often not. Water can get in at one spot, then run along the deck or through the insulation. It drips out wherever the deck has a low point or a seam. A good inspector traces the water back instead of patching above the drip.

My roof drips in winter when it has not rained. Is that a leak?

It may be condensation. Warm, damp air inside meets the cold underside of the roof and turns to water. Drips after cold nights, many small spots, and drips near ducts or lights point to condensation. Drips that follow rain or melting snow point to a leak.

Can I just put roof cement on the spot?

A patch over the wrong spot does not stop the leak. A patch over wet insulation can trap water in the roof. Short-term fixes are fine to stop damage, but find the real entry point first.

My roof leaked after it was just patched. Why?

The patch likely missed the real entry point, or it went over wet insulation that keeps feeding water inside. Ask the inspector to check for wet insulation around the area, not just the surface.

Will insurance pay for a leak?

Insurance usually pays for sudden damage like hail or wind. It usually does not pay for wear and age. If the leak started after a storm, take photos and report it fast.

Other services

Common commercial roofing problems in Kansas City

Areas we serve around Kansas City

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