Deck, Screened Porch & Sunroom Floor, Overland Park

Project Story

All Under One Roof designed & built this multi level deck & screened porch in Overland Park in 2018, & came back in 2023 to repair it. Rot had worked into the rim where the deck meets the house, so that structure was cut out & rebuilt, & the porch screens & sunroom floor were redone too.

Project at a glance

• Location: southern Overland Park, Kansas, in Johnson County
• Original build: deck & screened porch designed & built by All Under One Roof in 2018, under a City of Overland Park permit & sealed drawings
• Structure: exterior Glulam beams, double rim beams & concrete piers
• 2023 repair: rotted rim & framing at the house cut back to sound timber & rebuilt, with new sheathing & flashing
• Porch: rescreened in heavy grade pet screen, in removable inserts
• Sunroom: floor taken back to the slab, prepped flat & crack repaired before the new floor
• Extras: a spiral slide from the deck down to the lawn

Built in 2018 to sealed drawings

The deck & the screened porch above it were permitted through the City of Overland Park & built to sealed engineering drawings in 2018. The drawings specify exterior Glulam beams at 3.5 inches by 12.375 inches in a 24F-1.8E layup, paired with double 2x10 & 2x12 rim beams, all carried on concrete piers between 12 & 18 inches in diameter. A deck at this height, carrying a screened porch above it, is a structure rather than a platform, & the pier & beam schedule is sized for that load. An under deck ceiling went in below the deck the same year, which keeps the lower patio underneath sheltered.

Rot at the house joint, repaired in 2023

In 2023 rot was found in the rim & the framing behind the deck & porch, at the joint where the deck meets the house. That joint is where most deck rot starts, because it is where water is given somewhere to sit, & it is rarely visible from the surface a homeowner stands on: the extent was only fully readable once the boards & the trim came off. All Under One Roof opened the structure up, cut it back to sound timber & rebuilt it with new sheathing & flashing at the house joint, so water is shed there rather than held.

Catching rot early decides whether a rim can be repaired or a deck has to come down. The signs worth checking:

• Soft or springy boards near the house
• Dark staining at the ledger, where the deck is fastened to the house
• Fasteners that turn without biting
• Trim pulling away from the wall at the deck line

The deck construction page covers how All Under One Roof designs, assesses & repairs deck structure.

A screened porch that can be maintained

The porch was rescreened rather than replaced. Old screens came out, new frames went in, & the inserts were manufactured to a final measure in 80% UVA/UVB PetScreen fabric, which is the heavy grade that survives dogs & sun. The inserts are held with exterior screws rather than fixed permanently, so a single damaged panel can be taken out & replaced without touching the rest of the porch. The exterior of the house was washed down as part of the same visit. Screen choices & porch construction are covered on the screened porches page.

The sunroom floor behind it

The sunroom floor was taken back to the slab. Existing coverings were removed & hauled away, the concrete underneath was prepped flat, & cracks were repaired with epoxy filler before anything was laid over the top. Getting a floor flat & sound at that stage is what stops a finish surface telegraphing every defect underneath it a year later.

A sunroom slab sees bigger temperature swings than the floors inside the house, so flat, crack repaired concrete underneath matters even more there. More on this kind of work is on the sunrooms page.

A slide & a covered patio below

A spiral slide was added in 2023, running from the deck down to the lawn with its entry set into the deck rail. Under the deck, the sheltered lower patio opens onto the same lawn, so the porch above, the deck & the patio below work as one stacked outdoor space.

Outdoor living in Overland Park

This property is in southern Overland Park, in Johnson County. All Under One Roof designs, builds & repairs decks, screened porches & outdoor living spaces across the Kansas City Metro, & a repair on its own build follows the same order as any other: open up what is actually holding the structure, fix the cause, & only then the finish. Another Overland Park porch, built new on a grade beam, is the screened porch addition, & more of the firm's work in the city is on the Overland Park page.

Completed Work