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Permitting Authorities / City of Gladstone, Missouri - Community Development Department (Building and Construction Division)

Do you need a permit to replace a roof in Gladstone, MO?

Adopted code

City of Gladstone, Missouri - Community Development Department (Building and Construction Division)

Yes — a permit is required to replace a roof in Gladstone, MO, issued by City of Gladstone, Missouri - Community Development Department (Building and Construction Division). "Yes, a building permit is needed to roof or reroof any structure residential or commercial." The only stated exception is "new roofs associated with new construction that has a valid building permit" (i.e. already covered by that permit). The building permit fee "is based on the value (or cost) of the proposed structure you are building," per the city's Permit Fee Schedule.

Jurisdiction
City of Gladstone, Missouri
Jurisdiction type
city
Address
7010 N Holmes Street, Gladstone, MO 64118
Contact
  • url: https://www.gladstone.mo.us/CommunityDev/Permit-Applications.php
  • phone: 816-423-4111
Roofing permit required
Required
Permit process note
"Yes, a building permit is needed to roof or reroof any structure residential or commercial." The only stated exception is "new roofs associated with new construction that has a valid building permit" (i.e. already covered by that permit). The building permit fee "is based on the value (or cost) of the proposed structure you are building," per the city's Permit Fee Schedule.
Inspection requirements
"In-process Inspection - prior to being 1/4 completed. Final Inspection." Roofing standards also require: "Only ONE layer of roof covering is allowed" for residential and commercial structures, and an ice barrier consisting of "2-layers of underlayment cemented together or a self-adhering polymer modified bitumen sheet," extending "from the lowest edges of all roof surfaces to a point at least twenty-four (24) inches inside the exterior wall line of the building."
Adopted code
The city's Adopted Building Codes page (effective January 1, 2022) lists the 2021 International Building Code (IBC), 2021 International Residential Code (IRC), 2021 International Existing Building Code (IEBC), 2020 National Electrical Code (NEC), 2021 International Energy Conservation Code (IECC), 2021 International Fire Code (IFC), 2021 International Fuel Gas Code (IFGC), 2021 International Mechanical Code (IMC), 2021 International Plumbing Code (IPC), 2021 International Property Maintenance Code (IPMC), and 2021 International Swimming Pool and Spa Code (ISPSC), each with local amendments under the Building and Construction Ordinance (BACO).
Drip edge
Required — Drip edge is required at eaves and rake edges of shingle roofs (IRC R905.2.8.5). The jurisdiction adopted the 2021 International Residential Code via Chapter 200 of the city code, Secs. 9.200.030-040 (full amendment, addition and deletion lists); that instrument, read in full, does not amend R905.2.8.5, so the code's drip-edge requirement stands as enacted local law. About drip edge
Ice & water shield
Required — "Ice barrier is require[d] for all roofing and reroofing. Ice barrier shall consist of 2-layers of underlayment cemented together or a self-adhering polymer modified bitumen sheet. Ice barrier shall extend from the lowest edges of all roof surfaces to a point at least twenty-four (24) inches inside the exterior wall line of the building." Stated identically for both Residential and Commercial, with no history-of-ice-damming trigger language -- a blanket requirement on every roof/reroof. Corroborated by Table R301.2 of Chapter 200 (BACO), adopting the 2021 IRC, which lists "Ice Barrier Underlayment Required: Yes." About ice & water barrier
Mid-roof inspection
Required — "What Inspections are needed? In-process Inspection - prior to being 1/4 completed. Final Inspection." Listed under both the Residential and Commercial roofing requirements as a standing, non-discretionary inspection stage for all roofing and reroofing work.
Impact-resistant roofing
Not required — City of Gladstone, Missouri, Code of Ordinances, Title IX, Chapter 200 "Building Construction Regulations," Article 2 "Residential Code," Sections 9.200.030-9.200.040, adopting the 2021 International Residential Code effective January 1, 2022. Section 9.200.040.1 lists 21 amended IRC sections (R101.1 through E3902.9), 9.200.040.2 adds 4 new sections, and 9.200.040.3 deletes 29 IRC sections (R314.2.2 through E3902.18). The only Chapter 9 (Roof Assemblies) touches are the deletions of R908.3.1 "Roof recover," R908.3.1.1 "Roof recover not allowed," and R908.4 "Roof recovering" (a one-layer, no-recover rule); the companion Article 1 (2021 IBC) similarly deletes IBC 1512.2.1, 1512.2.1.1, and 1512.3, its own roof recover provisions. No UL 2218, Class 4, or impact-resistance provision appears anywhere in the chapter. The city's own "Roofs, New and Reroofing" guidance page corroborates: only one layer of roof covering is allowed and an ice-barrier underlayment is required, with no impact-resistance or hail-rating requirement mentioned.
Wind design criteria
"TABLE R301.2 CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA ... GROUND SNOW LOAD 20 ... WIND DESIGN Speed(d) (mph) 115, Topographic effects(k) No, Special wind region(l) No, Windborne debris zone(m) No ... SEISMIC DESIGN CATEGORY(f) A ... ICE BARRIER UNDERLAYMENT REQUIRED(h) Yes." (City of Gladstone, Title IX, Chapter 200 Building Construction Regulations, Section 9.200.030, Table R301.2 as amended, adopting the 2021 IRC.)
Roof layer limit / recover
"Only ONE layer of roof covering is allowed" for both residential and commercial reroofing (City of Gladstone roofing requirements page). Corroborated in the adopting ordinance itself: Chapter 200's 9.200.020.3 DELETIONS (2021 IBC) omits "1512.2.1 Roof recover.", "1512.2.1.1 Exceptions.", and "1512.3 Roof recovering." in their entirety, and 9.200.040.3 DELETIONS (2021 IRC) likewise omits "R908.3.1 Roof recover.", "R908.3.1.1 Roof recover not allowed.", and "R908.4 Roof recovering." -- the recover/overlay pathway is deleted from both the commercial and residential codes as adopted, leaving full tear-off as the only path to a new roof covering.
Sales & use tax
Combined general sales tax rate in Gladstone (Clay County) is 8.4750% at the base city rate, which already includes the Kansas City Metropolitan Zoological District tax (Missouri DOR jurisdiction code 27190-047-000), per the DOR's statewide Sales/Use Tax Rate Table for July 2026. Multiple stacked CIDs and a TDD raise the rate on specific parcels: the Tower TDD and 58 North Oak CID (27190-047-001, -004) both push it to 9.4750%, and the doubly-stacked Downtown Linden CID + Linden Block 25 CID (27190-047-003) reaches 10.4750%, the highest combined rate found in Gladstone. Missouri's own Contractors Tax Matrix (DOR Audit Services, Industry Guidance, eff. 10-24-2022, https://dor.mo.gov/taxation/business/documents/Contractors_000.pdf) treats a roofing contractor as the final consumer of materials incorporated into real property: "Contractor sales of tangible personal property where title passed to the customer after installation" is listed Exempt, while "Tangible personal property to be sold as an attachment to real property" is listed Taxable -- meaning the contractor owes sales/use tax on shingles, underlayment, etc. at the point of purchase from the supplier, and does not separately charge the homeowner sales tax on the installed roof or on labor. Unlike Colorado home-rule cities, Missouri cities do not collect a construction use tax at building-permit issuance; the DOR's own Sales/Use Tax page (https://dor.mo.gov/taxation/business/tax-types/sales-use/) describes local use tax as a self-reported obligation -- "Use tax is imposed directly upon the person that stores, uses, or consumes tangible personal property in Missouri," with "a purchaser ... required to file a use tax return if the cumulative purchases subject to use tax exceed two thousand dollars in a calendar year" -- not a sum collected at the permit counter.

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The permitting authority for the City of Gladstone, Missouri (Clay County). The Community Development Department's Building and Construction Division administers roughly 30 permit categories, including residential and commercial building permits, and issues a dedicated roofing/reroofing permit with its own requirements page.

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Roofing questions — Gladstone, MO

Do you need a permit to replace a roof in Gladstone, MO?

Required.

Is ice & water shield required in Gladstone, MO?

Required — "Ice barrier is require[d] for all roofing and reroofing. Ice barrier shall consist of 2-layers of underlayment cemented together or a self-adhering polymer modified bitumen sheet. Ice barrier shall extend from the lowest edges of all roof surfaces to a point at least twenty-four (24) inches inside the exterior wall line of the building." Stated identically for both Residential and Commercial, with no history-of-ice-damming trigger language -- a blanket requirement on every roof/reroof. Corroborated by Table R301.2 of Chapter 200 (BACO), adopting the 2021 IRC, which lists "Ice Barrier Underlayment Required: Yes.".

Is drip edge required?

Required — Drip edge is required at eaves and rake edges of shingle roofs (IRC R905.2.8.5). The jurisdiction adopted the 2021 International Residential Code via Chapter 200 of the city code, Secs. 9.200.030-040 (full amendment, addition and deletion lists); that instrument, read in full, does not amend R905.2.8.5, so the code's drip-edge requirement stands as enacted local law..

Is a mid-roof inspection required?

Required — "What Inspections are needed? In-process Inspection - prior to being 1/4 completed. Final Inspection." Listed under both the Residential and Commercial roofing requirements as a standing, non-discretionary inspection stage for all roofing and reroofing work..

What building code does Gladstone, MO use?

The city's Adopted Building Codes page (effective January 1, 2022) lists the 2021 International Building Code (IBC), 2021 International Residential Code (IRC), 2021 International Existing Building Code (IEBC), 2020 National Electrical Code (NEC), 2021 International Energy Conservation Code (IECC), 2021 International Fire Code (IFC), 2021 International Fuel Gas Code (IFGC), 2021 International Mechanical Code (IMC), 2021 International Plumbing Code (IPC), 2021 International Property Maintenance Code (IPMC), and 2021 International Swimming Pool and Spa Code (ISPSC), each with local amendments under the Building and Construction Ordinance (BACO).