Lee's Summit is the Missouri-side counterpart to the Johnson County suburbs we have built across for ten years. The code regime is different, the inspection sequence is different, and the named subdivisions are different from anything across the state line. This is what we have learned about building hardscapes on the Missouri side, written for Lee's Summit homeowners.
Why hardscaping in Lee's Summit is not the same as hardscaping anywhere else.
Lee's Summit is one of the biggest standalone suburbs on the Missouri side of the metro, and it has its own code regime distinct from any of the Kansas-side cities we have built across for ten years. Three things shape every hardscape build here.
The 2018 ICC codes, on a clock toward 2024.
Lee's Summit adopted the 2018 International Building Code, the 2018 International Residential Code, and the rest of the 2018 ICC suite (plus the 2017 National Electrical Code) under Ordinance 8536, effective January 8, 2019. The city has publicly announced the 2024 code editions are coming, with a tentative effective date around mid-summer 2026. The 2018 editions still govern projects in progress today. We track the transition and design to whichever edition the permit will be issued under, not whichever edition the project might end up bracketing.
Permits trigger at specific thresholds, including the 30-inch deck rule.
Lee's Summit permits specific structures at specific thresholds:
- Decks: permit required when the floor surface is more than 30 inches above the adjacent ground. Lower than that and no permit is needed for an uncovered deck.
- Covered decks and patios: permit required regardless of size. If there is a roof or pergola over it, a permit is required.
- Detached structures: permit required over 120 square feet (maximum shed size 250 square feet).
- Sealed plans by a Missouri-registered design professional required for structures over 600 square feet.
- Applications go through the CityView Online Portal at devservices.cityofls.net.
The Missouri-registered engineer requirement is the one that surprises homeowners most. Our Kansas projects use Kansas-registered engineers. Lee's Summit projects require a Missouri-registered engineer, and we coordinate that as part of the project.
Tree removal needs a permit, with exceptions.
Lee's Summit has a tree ordinance that requires a permit for most tree removals. The common exceptions where no permit is needed: dead trees, hazardous trees, trees too close to a structure, trees too small to be considered significant, and trees on the invasive species list (like Bradford pears and Tree of Heaven). The full ordinance is in Chapter 30 of the Code of Ordinances. Street trees and any tree in the right-of-way require coordination with the city before work. For the longer list of ways a hardscape fails when trees are not properly accounted for, see our avoiding failure guide.
Real hardscape ranges for Lee's Summit projects.
The ranges below are the starting points from our service pages and apply across the metro. Lee's Summit projects tend to land in the middle of the range, with newer master-planned community lots running cleaner and older established neighborhoods like Lakewood pushing higher when mature trees and access are factors.
Where the Lee's Summit budget shows up.
Lee's Summit's specific cost drivers come from the Missouri-side code requirements and the city's larger established HOAs.
- Permit administration: $1,450. Our flat fee to prepare the application, the HOA submittal where applicable, the city-required drawings, the CityView submittal, and to manage the inspection sequence.
- City of Lee's Summit permit fee: varies. Paid directly to the city based on project scope and valuation. The city offers a Fee Estimation Tool through Development Services that gives a real number before the application is filed.
- Missouri-registered engineered plans: $2,500. Required for most structures with footings and for any structure over 600 square feet. The Missouri engineer requirement is the line item homeowners moving from a Kansas project most often miss.
- Tree removal permit fee. If a non-exempt tree has to come out to make the build work, the city's removal permit is part of the budget. Most hardscape projects design around the trees rather than around the permit.
- Dumpster placement. Lee's Summit enforces noise and parking rules. Plan the dumpster location with the contractor before delivery.
For a more specific number on your project, the cost calculator walks through the variables and gives a real range before you ever talk to us. To see what your space could look like before you commit, the patio visualizer renders a design from a photo. We also offer financing options on most builds. For a deeper read on paver patio pricing specifically, see our paver patio cost guide.
The paperwork side of a Lee's Summit build.
The permit fees are in the cost section. The process side is here. Lee's Summit uses the CityView Online Portal for application and tracking. The Missouri-registered design professional requirement is what sets the paperwork apart from a Kansas suburb of similar size.
Homes association review.
If you live in one of the named subdivisions, the HOA matters more than anything else on the paperwork side.
- Lakewood. 2,400-plus homes ranging from $250,000 to $4.75 million. Governed by the Lakewood Property Owners Association (LPOA), one of the largest HOAs on the Missouri side of the metro. Active architectural review.
- Raintree. Developed alongside Lakewood. South Lee's Summit.
- Stoney Creek Estates. Southwest of Greenwood, northwest of Raintree Lake. Independent HOA.
- Eagle Creek. A Hunt Midwest master-planned community on Pryor Road, three miles south of I-470. Two neighborhood pools, a 26-acre city park, walking trails. Active HOA architectural review.
Outside the named subdivisions, older Lee's Summit neighborhoods generally do not have an HOA and the city permit is the only review.
Setbacks, easements, and utilities.
Lee's Summit lots have defined setbacks from property lines and easements for utilities and drainage. A patio or structure that crosses an easement, even slightly, can be rejected or stop-worked. Pull the plat, locate the easements before design, and call the Missouri 811 service to mark utilities.
Inspections.
Footings get inspected after reinforcing steel is placed and before concrete is poured. Framing gets inspected before close-up. Final inspection at completion. Each one has to pass before the next stage proceeds.
The state line is on the paperwork, not in the build. The standard is the same on either side.
Five-star reviews from Lee's Summit homeowners.
Real homeowners, real projects, real words. More reviews from across the Kansas City metro are on our testimonials page.
★★★★★"This company is a rare gem. The 3D design process helped us visualize everything. Blown away."
Kevin OldhamLee's Summit, MO
★★★★★"The team was professional, timely, and very talented. I now have a beautiful place to enjoy family time outside."
Kim HendrixLee's Summit, MO
Frequently asked about Lee's Summit hardscape projects.
Do I need a permit for a patio or pergola in Lee's Summit?
Yes for most projects. Lee's Summit requires a permit for pergolas, pavilions, outdoor fireplaces, and outdoor kitchens. Decks need a permit when the floor surface is more than 30 inches above adjacent ground. Covered decks and patios require a permit regardless of size. Detached structures over 120 square feet require a permit (maximum shed size 250 square feet). Applications go through the CityView Online Portal at devservices.cityofls.net. If you live in Lakewood, Eagle Creek, Stoney Creek Estates, or Raintree, the homes association may also need to approve the project before the city permit issues.
How much do permits and engineered plans cost in Lee's Summit?
Our flat permit administration fee is $1,450, which covers preparing the application, the HOA submittal where applicable, the city-required drawings, the CityView submittal, and managing the inspection sequence. The city permit fee is separate and varies by project. Engineered structural plans are $2,500 for a standard residential structure. Structures over 600 square feet require sealed plans by a Missouri-registered design professional, which is a real cost-of-doing-business difference from Kansas-side projects.
What building code does Lee's Summit use?
Lee's Summit currently adopts the 2018 International Building Code and 2018 International Residential Code along with the related 2018 ICC suite and the 2017 National Electrical Code, all via Ordinance 8536 effective January 8, 2019. The city has announced the 2024 code editions are coming with a tentative effective date around mid-summer 2026. The 2018 editions still govern projects in progress today. We design to whichever edition the permit will issue under.
What are Lee's Summit's tree removal rules?
Lee's Summit has a tree ordinance that requires a permit for most tree removals. Common exceptions where a permit is not needed: dead trees, hazardous trees, trees too close to a structure, trees considered too small to be significant, and trees on the invasive species list. The full ordinance is in Chapter 30 of the Code of Ordinances. Street trees and right-of-way work require coordination with the city before any cutting.
Will my Lee's Summit HOA need to approve the project?
If you live in a named subdivision, almost certainly yes. The biggest communities homeowners ask about: Lakewood (2,400-plus homes, Lakewood Property Owners Association), Raintree (south Lee's Summit), Stoney Creek Estates (southwest of Greenwood, northwest of Raintree Lake), and Eagle Creek (Hunt Midwest master-planned, on Pryor Road south of I-470). Each operates independently with its own forms and standards. Approval typically takes one to four weeks.
How long do hardscape projects in Lee's Summit take from contract to finish?
Simple patios run a few days of build time once we are on site. Larger builds with a pergola, fireplace, or outdoor kitchen run up to three or four weeks. Total time from signed contract to finished project is longer because of design, permits, HOA review where applicable, and our build schedule, which runs three to four months out at any given time.
What should I ask a contractor before signing in Lee's Summit?
Four questions surface most of what matters in Lee's Summit specifically:
- How many projects have you built in Lee's Summit or the Missouri side of the metro?
- Who handles the building permit, the CityView submittal, and the HOA submittal?
- How are you handling the existing trees during excavation and build?
- How is drainage handled at the edge of the patio and away from the house?
A good contractor answers all four without hesitation. A bad one gives different answers at the second meeting than the first.
Building across Lee's Summit and the Kansas City metro.
Our shop sits east of the river in Kansas City, Missouri, which puts Lee's Summit a quick drive south on US-50. We build across Lee's Summit, the Missouri-side metro, and the Johnson County suburbs every season. The map below shows the area we cover most often.
The shameless plug.
You made it this far. We respect that. So here it is:
- Family-owned. Ten years across the Kansas City metro, including Missouri-side builds.
- Same crew quotes it and builds it.
- We know the Missouri-registered engineer requirement and we coordinate it as part of the project.
- Plat before layout. Drainage before patio.
- We do not sub the build. 10-year warranty on our scope of work.
We hope you consider us.