The buildings here
A mix of 1920s to 1940s bungalows and Tudors through Maple Ridge, Swan Lake and Yorktown, and a large stock of 1950s to 1970s single story ranch homes across Florence Park, Ranch Acres and the streets either side of Brookside. Ranch roofs here are typically 4/12 or shallower with wide overhangs, and many still sit on original 1x6 board decking.
The streets we work
Midtown runs roughly from the river east to Harvard and from 11th Street down to 51st. Inside that, the character shifts every few blocks. Maple Ridge and Swan Lake north of 21st are pre war homes with steeper roofs, deep eaves, slate look profiles on some of the Tudors and a lot of brick chimneys that need counter flashing done into the mortar rather than caulked. Come south across 31st into Florence Park, Ranch Acres and the streets running off Peoria toward Brookside, and it turns into the low slung ranch homes that make up most of our work here.
What hail does to this part of town
The Midtown grid takes the same spring cores as the rest of Tulsa County, and because the houses are close together a hail swath is obvious within a week. Once one dumpster appears on a Florence Park street, a dozen more follow. That is also when the out of state crews arrive and start knocking. Our advice here is the same as anywhere: get the roof looked at, get the photos, then take your time.
Ranch roofs have their own problems
A 1960s ranch with a 4/12 pitch and a wide overhang sheds water slowly. Wind driven rain has time to work back under the shingle at the eave, which is why we run ice and water membrane along the eaves and into the valleys on these houses even though Tulsa is not a snow belt. Ventilation is the other recurring issue. A lot of these attics still rely on a couple of box vents and a gable louver, and the shingles above cook. Where the framing allows it we cut in ridge vent during the tear off and add soffit intake.
Trees, power lines and access
The tree canopy that makes Midtown pleasant to live in makes it awkward to work in. Low limbs over the ridge need trimming back before a crew can move safely, and overhead service drops into older homes sit right where a ladder wants to go. We plan the setup during the inspection. Nail sweeps matter more here too, because the yards are small, the drives are shared and the kids and dogs are close by.
What matters locally
Historic preservation overlays
North Maple Ridge, Swan Lake and Yorktown sit inside Tulsa historic preservation zoning districts. A like for like shingle replacement is normally routine, but changing the material or the look of the roof can need review, so we check the address before we quote.
Board decking under old ranch roofs
Tear offs on Florence Park and Ranch Acres homes regularly expose spaced 1x6 board decking with gaps too wide to hold a nail. Those runs get sheeted or replaced, and it is the single most common reason a Midtown quote moves once the old roof is off.
Mature trees and tight driveways
Pin oaks and elms along the Brookside and Cherry Street grid hang low over the roofline. Limbs need clearing before a crew can work safely, and dumpster placement on narrow 1950s driveways has to be sorted out before material is delivered.
Low slope porch and carport additions
A lot of Midtown ranches have a rear addition, carport or porch at 2/12 or shallower. Shingles are not rated for that pitch and leak whatever is done to them. Those sections need a rolled membrane, and it is a recurring cause of stubborn leaks here.
Jobs we do most often in Midtown Tulsa
- Hail inspections with photo reports after a spring storm crosses the Midtown grid
- Full tear offs on 1960s ranch homes with board decking replacement
- Split pipe boot and step flashing repairs on additions and dormers
- Chimney counter flashing rebuilt on older brick homes near Maple Ridge
- Low slope membrane work over porches, carports and rear additions
- Seamless gutter replacement where mature trees keep clogging the old runs