Concrete patios for Olathe back yards
A patio here has to shed thunderstorm water in summer and snowmelt in winter, sit on clay that swells and shrinks, and, if you want shade, carry a pergola or cover with its own footings. We plan for all of it before the first form goes in.
A concrete patio at grade on your own lot does not appear on the City of Olathe's list of residential projects that need a permit, and we confirm with Building Codes when a job is unusual. A patio cover is different: the City permits additions and structures, and a pergola or cover sits on posts, and posts need footings sized for the structure and taken below the frost line, not just the patio slab. If a cover is in your plans, even two years out, tell us. We will pour the footings now so the cover doesn't mean cutting up a finished patio.
The rest of a good patio here is water management on clay. Johnson County gets most of its 40 inches of rain in spring and summer thunderstorms, and a patio that catches the roof runoff from a downspout holds water against the house and swells the clay under its own edge. We find the downspouts, the sprinkler lines and heads before we dig, extend or reroute what needs it, and slope the slab at least a quarter inch per foot away from the house. The base is compacted over the clay and the slab is isolated from the foundation so the two can move on their own. Air-entrained concrete, a broom finish that grips when it's wet or icy, joints at sensible spacing and a penetrating sealer give a patio the best chance through a Kansas winter.
Finishes run from a plain broom finish with a smooth troweled border to stamped patterns, exposed aggregate, or integral color. Setbacks and easements matter too: most Olathe lots carry a utility easement along the rear line, and an HOA often wants to approve a patio that grows past the original slab. We read the plat before we lay out anything near the fence.
What's included
Laid out to the plat
Rear and side easements and setbacks checked, so a patio or a future cover doesn't land where it isn't allowed.
Water moved first
Downspouts extended, sprinkler lines and heads found and moved before excavation, and the slab sloped out of the spray.
Footings for a cover
Post footings below the frost line poured with the patio if a pergola or cover is coming, ready for the City's permit.
Freeze-thaw mix over a real base
6 to 7 percent air, compacted base over the clay, broom finish for grip, joints placed so cracks land in them.
Drains away from the house
At least a quarter inch per foot away from the foundation, with no low spot by the back door, and an isolation joint at the house.
Sealed before winter
A breathable penetrating sealer in late summer, plus written care instructions.
Concrete patios cost in Olathe, KS
| Job | Typical price | Notes |
|---|---|---|
| Broom-finish patio, 4 in | $8 – $13 per sq ft | 16×20 patio ≈ $2,600–$4,200 |
| Smooth troweled border | + $1 – $2 per sq ft | Frames a broom field |
| Stamped or colored | $14 – $22 per sq ft | See stamped |
| Post footings for a pergola or cover | $150 – $350 each | Below the frost line, poured with the patio |
| Removing an old patio first | $1.50 – $2.50 per sq ft | Hauled to recycling |
| Moving sprinkler heads or extending a downspout | $150 – $700 | Depends on what we find |
These are 2026 Johnson County ranges to help you budget. Your written price is itemized (removal, base, mix, thickness, reinforcement, finish, joints, sealer and any permit) and good for 30 days.
Recent work
Questions we get about concrete patios
Do I need a permit for a patio in Olathe?
Not for a slab at grade on your lot in most cases; the City's residential permit list doesn't include it, and we confirm when a job is unusual. A pergola, cover or a retaining wall does need one. If a cover is coming, we pour its footings with the patio.
How big should my patio be?
A table for six needs about 12 by 12 feet with room to pull out chairs; add a grill and a walkway and most people end up between 16 by 16 and 16 by 24. We stake it out so you can see it first.
Will the clay crack it?
It will try. A compacted, drained base, a slab isolated from the house, joints at the right spacing and water kept away from the edges are what keep a patio flat here. A patio that catches the downspout is the one that heaves.
Broom or stamped?
Broom is the cheapest and grippiest, and a smooth border dresses it up. Stamped looks like stone, costs more, and needs resealing every few years. Both last if the mix and base are right.
Can you pour next to my foundation?
Yes, with an isolation joint against the house and a slope away from it. We also check that the slab stays below the siding and any weep holes in the brick.