Siding Replacement in Wichita, KS

Faded, cracked, hail-dented or soft siding? A full re-side is one of the biggest exterior projects a house gets, and one of the most visible. Here is how it works, what to compare, and how to get a free quote.

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Vinyl, fiber cement, LP SmartSide, steel and wood
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When replacement makes more sense than repair

Most siding problems start small: a cracked vinyl panel by the hose bib, a soft board behind a downspout, a few hail dents on the west wall. Those are repair jobs. Replacement becomes the better answer when the problem is no longer local:

Damage on several walls. After a hailstorm, it is common for the north and west sides (whichever faced the storm) to be battered while the rest of the house is fine. Once more than one or two elevations need work, matching becomes difficult and a full re-side is often cleaner.
Discontinued profiles and colors. Siding lines change. If the panel or color on your house is no longer made, a repair will stand out. That alone pushes many homeowners toward replacing at least the affected elevation.
Moisture behind the siding. Soft sheathing, swollen boards, peeling interior paint on exterior walls or mildew smells near outside walls point to water getting behind the cladding. You cannot fix that from the outside surface.
Age and fading. Builder-grade vinyl from the 1990s and 2000s is reaching the age where it chalks, fades and becomes brittle, especially on south and west walls that take the most sun.
Old materials. Hardboard, T1-11 plywood panels, aluminum and asbestos-cement siding are common on older Wichita-area homes. Each has its own replacement considerations (see old asbestos and aluminum siding replacement).

If you are on the fence, the guide to siding repair vs. replacement walks through the decision, and signs you need new siding lists what to look for on a walk around the house.

What a full re-side involves

Measuring and scope. The contractor measures every wall, gable, opening and corner, usually in "squares" (100 square feet of wall). Ask what is included: siding, trim, soffit, fascia, house wrap, window and door trim, gutters off and back on.
Tear-off. The old siding comes off down to the sheathing. Most reputable contractors prefer this to installing over old siding, because it is the only way to see what is underneath. (More in can you put new siding over old siding?)
Sheathing and framing repairs. Rotten or delaminated sheathing gets cut out and replaced. This is the biggest unknown in any siding quote, so ask how the contractor prices it (per sheet, per hour, or a set allowance).
Weather-resistive barrier and flashing. House wrap or another water-resistive barrier goes on, lapped shingle-style, with flashing at windows, doors, roof-to-wall intersections and penetrations. This layer, not the siding itself, is what keeps water out of the wall.
Siding, trim and accessories. Starter strip, corner posts or trim boards, J-channel or window trim, the siding itself, then mounting blocks for lights, outlets, hose bibs and vents.
Cleanup and walkthrough. Nails and debris picked up (ask about magnetic sweeping of the yard), dumpster removed, and a final walk to check caulking, trim and fastening.

How long it takes depends on the size of the house, the material, the weather and what turns up under the old siding. Ask the contractor for a written schedule and how weather delays are handled.

Choosing a material for Kansas weather

Wichita-area siding has to handle hail, high wind, hot summers with strong sun, cold snaps and quick temperature swings. Each common material handles those differently:

Vinyl is the most common choice on Wichita homes because it is affordable and needs little upkeep. Thicker panels and insulated vinyl resist dents and wind better than thin builder-grade panels. Vinyl can crack from hail, especially in cold weather.
Fiber cement (James Hardie and others) is heavy, rigid and noncombustible, and holds paint well. James Hardie lists Kansas in its HZ5 zone, the product line engineered for freezing temperatures and big seasonal swings (James Hardie, HardieZone system). It costs more and takes more labor to install.
LP SmartSide engineered wood is lighter than fiber cement, comes in long lengths, and has a wood look. It needs its painted finish maintained and properly sealed cut ends.
Steel has a baked-on finish and good fire and impact resistance, though large hail can still dent it, and dents in steel do not pop back out.
Wood and cedar look great on older and custom homes but need the most maintenance.

The vinyl vs. fiber cement and LP SmartSide vs. James Hardie guides go deeper, and the best siding for hail in Kansas covers impact performance.

Permits in Wichita and Sedgwick County

In Wichita and the areas served by the Metropolitan Area Building and Construction Department (MABCD), repair or replacement of siding of no more than 400 square feet within 12 months is exempt from a permit; larger jobs need a siding permit (Wichita-Sedgwick County Unified Building and Trade Code (permit exemptions); MABCD, permits (roofing and siding)). A full re-side is well past 400 square feet, so expect a permit. The permit application asks for the contractor's MABCD license number (MABCD Form 62, roofing and siding permit application). Cities outside MABCD's jurisdiction, such as most of the Butler, Harvey, Reno and Sumner county towns, have their own rules, so ask the contractor who will pull the permit. See does siding need a permit in Wichita?

Paying for it: insurance or out of pocket

If the siding was damaged by hail or wind, it may be covered by your homeowners policy, subject to your deductible and the policy's terms (some policies pay replacement cost, others actual cash value, and some limit cosmetic damage). Read siding insurance claims in Kansas before you sign anything with a contractor. If you are replacing siding because of age, it is an out-of-pocket project, and the siding cost guide collects published national price ranges so you know roughly what to expect.

What a good written quote should list

The exact product: manufacturer, product line, profile, thickness or gauge, and color.
Total squares of siding, plus trim, soffit, fascia and accessories.
Tear-off and disposal, and how many layers are coming off.
House wrap or water-resistive barrier, and flashing details at windows and doors.
How sheathing repairs are priced if rot is found.
Permit, cleanup and who handles gutters, downspouts, satellite dishes and light fixtures.
The manufacturer's warranty and the contractor's own written workmanship terms.
A payment schedule. Be wary of large up-front payments.

The guide to choosing a siding contractor in Wichita has a full checklist of questions.

How to request a quote

Send the form and we'll call you back, usually to set up a time to look at the house and measure, and then you get a free quote. You are never obligated to go ahead.

What does it cost? See published national ranges for whole-house siding replacement in the siding cost guide. They are general industry estimates, not quotes.

Related guides

Good to know: Requesting a quote is free and there is no obligation. Ask for a written quote that lists the material, the scope, permits and the warranty terms.

Frequently asked questions

How do I know if my siding needs to be replaced?

Look for damage on several walls, cracked or missing panels you cannot match, soft or swollen boards, gaps at seams, heavy fading or chalking, and signs of water inside such as peeling paint on exterior walls. One damaged area usually means a repair; widespread problems usually mean replacement.

Can new siding go over the old siding?

Sometimes, but most reputable contractors prefer a full tear-off so they can inspect and repair the sheathing and install a proper water-resistive barrier. Siding over old siding can hide rot and moisture problems. Asbestos-cement siding has special rules, so ask before anyone disturbs it.

What is the best siding for Wichita weather?

There is no single best. Thicker or insulated vinyl is affordable and low maintenance; fiber cement is rigid, noncombustible and holds paint; LP SmartSide is lighter with a wood look; steel resists fire and impact. For hail, thicker products generally perform better. Compare them on the material pages and guides.

Do I need a permit to replace siding in Wichita?

In Wichita and other areas served by MABCD, siding repair or replacement over 400 square feet in 12 months needs a permit, so a whole-house re-side does. Other cities set their own rules. The contractor usually pulls the permit.

How long does siding replacement take?

It depends on the size of the house, the material, the weather and how much sheathing repair turns up. Ask the contractor for a written schedule before work starts.

Will insurance pay for new siding after hail?

If hail or wind damaged the siding and you have a homeowners policy that covers those perils, the claim may cover repair or replacement, minus your deductible and subject to the policy terms. Some policies limit cosmetic damage or pay actual cash value. Ask your agent and read the siding insurance claims page.

Should I replace windows and siding at the same time?

It often makes sense, because the window flashing and trim can be done properly while the walls are open. It is a bigger budget, though. See the siding and windows page and guide.

How much does siding replacement cost?

It depends on the material, the size and shape of the house, tear-off and sheathing repairs. The siding cost guide collects published national ranges with sources. Only a contractor who has measured your house can give you a real price.

Siding replacement by town

Local notes on housing, storms and permits in each community.

All siding services

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