A well-written Kansas lease agreement keeps expectations clear on both sides of the rental relationship, outlining rent terms, maintenance responsibilities, and what happens if problems between landlord and tenant arise.
With specific but straightforward rules under state law, having everything in writing helps you stay organized, compliant, and protected from costly disputes. Let’s explore the essential items landlords must include in their rental forms.
Disclosures (3)
Kansas requires landlords to share certain information with tenants from the start. Basic details like ownership, maintenance contacts, and lead paint notices belong in every rental agreement. Including them early prevents confusion and helps landlords stay compliant.
- Lead-based paint: Federal law requires landlords to disclose any known information about lead-based paint and its hazards if the unit was built before 1978.
- Landlord identification: Landlords must include their name and contact information, or that of the person responsible for managing the rental, with a Kansas lease agreement (Kan. Stat. § 58-2551).
- Move-in checklist: Landlords must walk through and inspect the unit with your tenant within 5 days of them moving in to notate any existing damage or issues. They will use this checklist at move-out to calculate any deductions (Kan. Stat. § 58-2548).
Optional Disclosures and Addenda
Some details aren’t required, but make day-to-day management easier. Pet policies, parking rules, or guest limits can all go here. A complete residential lease agreement helps set expectations and reduces gray areas later.
Asbestos: Details any asbestos-related hazards that may be present on the property, as well as tips to minimize exposure.
Bed bugs: Informs tenants of any history of bed bug infestation in the unit or adjacent units, and reminds tenants of their obligation to report suspected infestations immediately.
Late/returned check fees: Specifies the fees for late or returned rent payment checks. Kansas landlords may charge up to $20 or 20% of the monthly rent, whichever is greater, as a late fee. State law caps returned check fees at $30 per check (Kan. Stat. § 60-2610(g)).
Medical marijuana use: Outlines the policy regarding the use of medical marijuana on the property, including any limitations or restrictions.
Mold disclosure: Discloses any known or suspected mold issues on the property, as well as treatment options. Proactively sharing this information helps to limit your liability as a landlord.
Non-refundable fees: Details any non-refundable fees you include in your lease, for them to be enforceable.
Shared utilities arrangement: Explains how you will divide the cost of utilities, if any units share a meter.
Smoking: Informs tenants of the smoking policy in the unit, including any designated smoking areas that may be on the property.
Consequences of Not Including Mandatory Disclosures
Leaving out a required disclosure can lead to legal trouble or disputes over enforcement. A missing clause might weaken your position if a disagreement arises. Keeping every lease agreement accurate and complete is the simplest way to stay protected.
Security Deposit Regulations in Kansas
Kansas law limits how much landlords can collect for a deposit and sets deadlines for its return. Landlords must provide a clear written record of any deductions to help avoid misunderstandings and complaints.
Maximum amount: In Kansas, landlords may charge up to 1 month’s rent as a security deposit for an unfurnished unit, and 1.5 months’ rent for a furnished unit (Kan. Stat. § 58-2550(a)).
Deposit receipt: Kansas landlords are not required to give their tenant a receipt for their security deposit payment or to hold the funds in any specific type of account.
Security deposit return: Return your tenant’s deposit within 30 days after the lease ends, or within 14 days after making deductions for repairs (Kan. Stat. § 58-2550(b)).
Deductions: Kansas landlords may deduct from the security deposit to cover unpaid rent or damages caused by the tenant. If they make any deductions, they must provide an itemized statement to your tenant along with the remainder of the funds (Kan. Stat. § 58-2550(b)).
Rent Payment Regulations
The law doesn’t cap late fees, but courts expect them to be fair and disclosed up front. Your online lease agreement should explain payment dates, methods, and late fee terms. Clear communication builds trust and ensures consistent rent collection.
Rent control/stabilization: Rent control and stabilization do not exist in Kansas.
Late rent fees: Kansas landlords may charge a reasonable late rent fee, not to exceed $20 or 20 percent of the monthly rent, whichever is greater (Kan. Stat. § 58-816a).
Grace period: Kansas state law does not have a required grace period for late rent payments.
Tenant’s right to withhold rent: If there is a serious issue that threatens the health or safety of the tenant, they must give written notice to the landlord, stating the lease will terminate in 30 days and specifying the problem. If the landlord does not make an effort to remedy the situation after 14 days, the tenant may terminate their lease and pursue further damages from the landlord (Kan. Stat. § 58-2559).
Violations
If a tenant breaks the lease (by missing rent, damaging property, or ignoring rules, etc.), Kansas law requires written notice and time to correct the issue. Following those steps protects your rights and shows good-faith compliance with the rental agreement.
Lease violation: If a tenant violates any part of their lease, the landlord can issue a 30-day Notice to Cure or Quit. The tenant then has 14 days to remedy the issue; otherwise, they must move out within 30 days. For repeat offenses, you do not have to allow the tenant an opportunity to cure the violation. Instead, you can issue a 30-day Notice to Quit (Kan. Stat. § 58-2564(a)).
Missed rent payment: If a tenant misses a rent payment, the landlord can issue a 3-day Notice to Pay or Quit. If they don’t pay by the end of the deadline, the landlord can begin eviction proceedings (Kan. Stat. § 58-2564(b)).
Lease abandonment: If a tenant breaks their lease early without just cause, they are often financially liable for the remainder of the lease term. The landlord also has an obligation to attempt to re-rent the unit as quickly as possible to help mitigate damages (Kan. Stat. § 58-2565).
Self-help evictions: Kansas landlords should never attempt to remove a tenant on their own, as self-help evictions are illegal throughout the state.
Terminating a Lease
When a tenancy ends, proper notice keeps both parties on track. Whether for nonpayment, property sale, or end of term, written notice and timing must match Kansas law. A fair and complete rental agreement makes the process straightforward.
Standard lease: Tenants may legally terminate their Kansas lease agreement early if they meet certain legally required conditions, such as active duty military service, domestic violence, and more (Kan. Stat. § 58-25,137, Servicemembers Civil Relief Act (SCRA)).
Month-to-month: Tenants and landlords can terminate a month-to-month rental agreement with 30 days’ written notice (Kan. Stat. § 58-2570(b)).
Property abandonment: If a tenant leaves property behind, landlords are required to allow them 30 days to collect their items. Landlords can also publish a 15-day public notice of intent to sell the items, but if the tenant asks for them back within the 30-day window, they must return them. The tenant is responsible for all costs associated with storing the items (Kan. Stat. § 58-2565(d)).
Renewing a Lease
Good tenants are worth keeping. A lease renewal gives landlords a chance to adjust rent, update terms, or set new conditions while keeping reliable renters in place. Using a fresh lease agreement for each term avoids confusion and keeps records current.
Notice requirements: For month-to-month leases, both parties must give 30 days’ notice if not renewing the rental agreement. For a fixed-term lease, landlords don’t need to provide any notice; the lease will automatically end after its term (Kan. Stat. § 58-2570(b)).
Renewals: Kansas landlords are not required to automatically renew a tenant’s lease.
Landlord’s Access to Property
Landlords must give reasonable notice before entering a tenant’s unit. Typically, this means at least 24 hours, except in emergencies. Respecting privacy while maintaining the property builds a stronger working relationship with tenants.
Immediate access: If there is an emergency that may lead to a potential loss of life or severe property damage, landlords may enter the unit without giving notice (Kan. Stat. § 58-2557(b)).
Notice requirements: To enter a rental property, Kansas landlords must give tenants reasonable notice and only enter at reasonable times (Kan. Stat. § 58-2557(a)).
Harassment: If a landlord repeatedly enters the unit without cause or without giving proper notice, the tenant may be able to seek relief against the landlord for harassment (Kan.Stat. § 58-2571(b)).
