HomeService AreasFrankfort
Roofing, siding, gutters & paint inFrankfort, Indiana
Frankfort is a straight run north on SR 39 from our shop, about 25 minutes, into Clinton County rather than Boone. It is a regular stop for us, and most of what we find there is a town whose houses are older than what we see closer to Indianapolis.
A county seat that isn't chasing growth.
Frankfort is not in a growth story. The Census Bureau's most recent estimate puts the city at 16,837 people as of July 2025, down slightly, about 0.3%, from the 16,715 counted in 2020. That is unusual for a town this close to the Indianapolis area, and it shows up in the housing: the median owner-occupied home here is worth $138,600, with 60.2% of households owning rather than renting, both well under what you would find in a Boone County town twenty minutes closer to the city.
What that median hides is a real concentration of older housing built well before anyone in Clinton County had heard of vinyl siding. The South Frankfort Historic District, listed on the National Register in 2009, covers 151 contributing buildings that went up between roughly 1875 and 1940, Italianate, Queen Anne, Colonial Revival and Craftsman bungalow homes clustered in a residential section of the city. A separate downtown district, the Frankfort Commercial Historic District, sits around the 1881 Clinton County Courthouse, a 165-foot limestone building designed by architect George W. Bunting, and Old Stoney, the former high school that now serves as City Hall. The city also carries the Christian Ridge Historic District on the National Register, alongside individually listed homes like the Charles H. and Emma Condon House.
Houses this old were mostly built with a box gutter formed into the roof edge itself rather than a hung aluminum trough, a detail that looks fine from the street and causes real problems once it starts to leak. Layered onto that is a housing market where a fair number of homes have been reroofed more than once without a full tear-off, because a full tear-off can cost more than some of these houses are worth on paper. Both of those things change what we look for on a Frankfort inspection compared to a newer town.
Community Schools of Frankfort covers the district boundary here, and most of the calls we get are from people who have owned the house a long time and want it done right rather than done fast. That is close to how we already operate, and it is part of why Frankfort work tends to be careful repair and matching rather than a wholesale strip-and-replace.
What we see on Frankfort houses.
Four things come up often enough on Frankfort's older housing stock that we look for them before you point them out.
Built-in box gutters leaking at the internal seams
Homes in the South Frankfort district and around the square were built with the gutter formed into the roof edge itself, not hung underneath it. Those internal seams were soldered or sealed decades ago, and once one starts to fail, water runs straight into the fascia and frieze board instead of off the house. Replacing one properly means matching the original profile, not just bolting on a modern hung gutter.
Low-slope bungalow porch roofs holding water against the siding
The Craftsman bungalows common in this era almost always have a low-pitched porch roof tied into the main wall of the house. That tie-in sheds water slowly by design, and if the flashing behind it has failed, runoff sits against the original wood siding at the porch roofline rather than draining clear. We find soft siding there before it turns up anywhere else on the house.
Shingle laid over shingle, hiding deck rot underneath
On older, lower-value housing stock it is common to find a roof that was reroofed once already without stripping the first layer off. That's allowed under some conditions, but it hides a real problem: you cannot see the sheathing until the second layer comes off. We plan for that possibility on any Frankfort reroof rather than quoting blind.
Aluminum storm windows trapping moisture in the original trim
A lot of these houses had aluminum combination storm windows and doors added over the original wood sash sometime in the mid-20th century. They cut drafts, but they also seal moisture behind the original wood, and the frame rot underneath doesn't show until the storm unit gets pulled off for a paint job. We check behind it rather than painting around it.
Everything on the outside, plus the inside walls.
Twenty-five minutes north, not a special trip.
Frankfort sits close enough to our shop on 500 East that a job here fits into a normal week of driving Boone and Clinton county roads, not a separate trip built around it. A Frankfort inquiry gets a call back within 24 business hours, the same as anywhere closer to home.
The work you see photographed on this site comes from real jobs around the area, which matters more in a town like Frankfort where matching an existing profile is often the actual job.
See what neighbors say
Where in Frankfort we work
All of ZIP 46041 and the Clinton County ground around it, inside the Community Schools of Frankfort boundary.
- Downtown & the courthouse square
- South Frankfort Historic District
- Frankfort Commercial District
- Old Stoney / City Hall area
- Christian Ridge
- US 421 corridor
- SR 28 corridor
- SR 39 corridor
- SR 75 corridor
- Rural Clinton County
Asked by Frankfort homeowners.
Yes. A lot of those Italianate and Queen Anne homes were built with a gutter formed into the roof edge rather than a hung trough, and the porch and trim details are original wood worth preserving rather than covering over. We will tell you what we see before we quote it, the same as we would in any older district.
Usually, yes, though a double layer means a full tear-off rather than a layover, since we need to see the deck underneath before anything new goes down. It's common enough on Frankfort's older housing stock that we plan for it rather than assuming a clean single layer.
Nothing wrong with having them, but the aluminum combination units added over original wood sash decades ago can trap moisture behind the frame without it showing on the surface. When we're already painting or working the trim, we check behind the storm unit rather than just painting around it.
About 25 minutes north on SR 39. It's a regular part of our route through this part of Indiana, not a special trip, so scheduling here works the same as anywhere else we cover.
That is the point of the company. One crew, one schedule, one invoice, and no waiting on a second contractor to free up. Bundling also saves real money on labor, because the fascia is already exposed and the ladders and staging are already up.
A lot of Frankfort's older housing gets repaired rather than fully torn off because of what a full reroof costs relative to the house, which is exactly where our financing option tends to help. Roofing carries a five-year workmanship warranty plus Owens Corning's manufacturer coverage on the materials, and paint or gutter and gutter guard installation carry two years, all detailed on the roofing warranty page. Every project still starts with 50% down and the balance due once the work is finished and walked with you.
Where to next?
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No charge, no salesman at your kitchen table. You get photos of what we find whether you hire us or not.
(765) 335-6475Monday to Friday, 9:00am–5:00pm · or text us
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