Deck Building and Outdoor Living for Mission Hills, KS Homes
★ 4.9 on Google · 1,000+ Projects · Licensed & Insured
Mission Hills homes were built to last, and most of them were built a long time ago. The city grew out of J.C. Nichols’ Country Club District plan in the 1920s, and many streets are still lined with Tudor, French Country, Colonial and Spanish Revival homes on large, wooded lots.
That kind of house deserves an outdoor space that looks like it belongs there. Gladiator Home Improvement designs and builds custom decks, covered decks and pergolas, and handles the exterior painting and wood rot repair that older homes need. We plan every project around the City’s Architectural Review Board from the first conversation.
Our Services in Mission Hills
Custom Deck Building and Replacement
A deck on a Mission Hills home should read as part of the original design, with rail, fascia and stair details that suit the architecture rather than a builder-grade kit. We build with TimberTech composite and PVC decking on framing lumber from Owen Lumber, with wood available where a design calls for it.
Many projects here are replacements: an older deck that no longer fits the house, or one that has simply worn out. If the new deck stays in the same footprint, the approval path is often shorter (see the FAQ below).
See our deck building service and composite decking.
Covered Decks, Pergolas and Patios
Large lots and mature trees make Mission Hills backyards a natural fit for a covered deck, a pergola over a dining area, or a patio that steps down from the deck to the lawn. We design these as one connected outdoor living space, built in the right order by one crew.
Patios and walkways are poured by our concrete team.
Exterior Painting for Historic Homes
Older homes take more prep: scraping, sanding, spot-priming, and caulking around trim that has seen nearly a century of Kansas weather. We do that work properly, then finish in Sherwin-Williams or Benjamin Moore coatings, with color guidance to keep the palette right for the house and the street.
Painting on its own doesn’t need a City permit, but changes to siding material or style do go to the ARB. If your project involves both, we’ll tell you up front.
Learn about exterior painting.
Wood Rot Repair
Original trim, window sills, fascia and porch details are part of what makes these homes worth keeping. When rot sets in, we cut out the damaged wood and replace it with matched profiles, so the repair disappears once it’s painted.
Details at wood rot repair.
Interior Painting
Clean lines, careful protection of floors and built-ins, and low- and zero-VOC paint options. See interior painting.
Building in Mission Hills: The ARB and Permits
Mission Hills reviews exterior work more closely than most Johnson County cities. Here’s what that means for an outdoor project, and how we plan around it.
New decks and patios go to the Architectural Review Board. So do existing decks or patios moved or expanded more than 2 feet in any direction.
Same-footprint replacements may be approved by City staff, if setback and greenspace recommendations are met.
Adding electrical, plumbing or mechanical elements (for example, wiring for lights or a fan under a covered deck) makes the project “substantial construction,” which has to be submitted weeks earlier than a standard project.
The ARB meets every other Tuesday at City Hall, and only the first 10 complete submittals make each agenda.
Submittals need real documentation: scaled drawings and elevations, a boundary and improvement survey, a site plan with greenspace remaining, material samples for synthetic materials such as composite, and color photos of the house. The owner, or a representative, attends the meeting.
Mature trees are protected. Anyone pruning or removing trees needs a City Urban Forestry License, and some projects need a tree protection plan.
What that means for you: we build the ARB timeline into your project schedule from day one, so nobody is surprised by a meeting date. We prepare and submit your ARB packet: our architect draws the plans the Board requires, and we gather the material samples and photos it asks for. We attend the meeting when needed, and we pull the building permit with the City once the project is approved.
Where we work in Mission Hills: the whole city, ZIP 66208. That includes the older north side around Mission Hills Country Club, Kansas City Country Club and Brush Creek, and the neighborhoods south of 63rd Street: Belinder Hills, Indian Hills and Sagamore Hills. We also work next door in Prairie Village and Leawood.
Why Mission Hills Homeowners Choose Gladiator
You get one accountable contractor for the deck, the patio, the paint and the trim repair, instead of three crews to coordinate. We name our materials (TimberTech, Owen Lumber, Sherwin-Williams, Benjamin Moore) so you know exactly what’s going on your house. And we explain the work as we go, from the first estimate to the final walkthrough.
Licensed and insured, 4.9★ on Google, 1,000+ projects completed, and 15+ years of combined team experience. Decks carry our 1-year workmanship guarantee; interior and exterior painting carry a 2-year paint warranty.
Helpful Answers for Mission Hills Homeowners
Mission Hills FAQs
In case you missed anything and had some more questions.
Do I need ARB approval to build a new deck in Mission Hills?
Yes. The City requires Architectural Review Board approval for new decks and patios, and for existing ones moved or expanded more than 2 feet in any direction. We plan the ARB meeting into your schedule from the start.
Can I replace my existing deck without going to the ARB?
Possibly. If the new deck sits in the exact same footprint and meets the setback and greenspace recommendations, City staff may be able to approve it. Staff will want color photos, a site plan or survey, a greenspace calculation and the contract. We’ll tell you at the estimate which path your project is likely to take.
I’d like lights or a ceiling fan on a covered deck. Does that change anything?
It can. Adding electrical, plumbing or mechanical elements makes the project “substantial construction” in Mission Hills, which has to be submitted several weeks earlier than a standard project. It’s worth deciding early so the schedule accounts for it.
Do you need a permit to repaint my house?
Painting on its own generally doesn’t need a City permit in Mission Hills. Changing the siding material or style does need ARB approval. If you’re unsure which your project is, ask us at the estimate, or check with City Hall.
There’s a big tree near where we want the deck. Is that a problem?
Not necessarily, but Mission Hills protects its trees. Anyone pruning or removing a tree needs a City Urban Forestry License, and some projects need a tree protection plan from a certified arborist or landscape architect. We design footings and layouts around established trees, and handle any pruning the project needs with your approval.
Still have questions?
Request a free estimate and we’ll walk through your project, the approval path and your options in person.
