Kansas Residential Lease Agreement
Free Kansas lease agreement: security deposit capped at 1 month's rent (1.5 furnished), 30-day return, owner disclosure required. Attorney review available.
Introduction
A residential lease agreement is a legally binding contract between a landlord and a tenant that sets the terms under which the tenant rents the landlord's residential property, including the rent, the length of the tenancy, the security deposit, each party's responsibilities, and how the tenancy ends. In Kansas, leases are governed by the Kansas Residential Landlord and Tenant Act (K.S.A. 58-2540 et seq.). A landlord may not demand a security deposit exceeding one month's rent for an unfurnished unit, 1.5 months' rent if the unit is furnished, plus an additional 0.5 month's rent if pets are allowed (K.S.A. 58-2550). The landlord must itemize any deductions in writing and return the balance within 14 days after determining the deductions, but never more than 30 days after the tenancy ends, possession is delivered, and the tenant demands it. Within 5 days of occupancy, landlord and tenant must jointly complete a signed written inventory of the premises' condition (K.S.A. 58-2548), and the landlord must disclose in writing, at or before the start of the tenancy, the name and address of the person managing the premises and the person authorized to receive notices for the owner (K.S.A. 58-2551). A landlord may enter only at reasonable hours after reasonable notice (K.S.A. 58-2557). Kansas law also bars cities and counties from enacting rent control (K.S.A. 12-16,120). Attorney review is available as an option before you sign.
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Key Things to Know
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A residential lease agreement is a binding contract setting the rent, term, deposit, responsibilities, and end-of-tenancy rules for renting a home. In Kansas it is governed by the Kansas Residential Landlord and Tenant Act, K.S.A. 58-2540 et seq.
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Security deposit cap: one month's rent for an unfurnished unit, 1.5 months' rent if furnished, plus up to an extra 0.5 month's rent if pets are permitted (K.S.A. 58-2550).
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Deposit return: the landlord must itemize deductions in writing and return the balance within 14 days after determining the amount owed, but never later than 30 days after the tenancy ends and the tenant demands it (K.S.A. 58-2550). Wrongfully withholding it makes the landlord liable for the amount owed plus 1.5 times the amount wrongfully withheld (K.S.A. 58-2550(c)).
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Required disclosures: federal lead-based paint disclosure for housing built before 1978 (42 U.S.C. 4852d), written disclosure of the manager's and owner's name and address at or before move-in (K.S.A. 58-2551), and a joint, signed move-in inventory of the unit's condition within 5 days of occupancy (K.S.A. 58-2548).
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Entry notice: a landlord may enter only at reasonable hours after giving reasonable notice to the tenant (K.S.A. 58-2557). Kansas statute does not set a fixed number of hours.
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Late fees: Kansas has no statutory cap on late fees and no mandatory grace period before one can be charged, so the lease itself should spell out the amount and timing.
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Termination and rent increases: either party ends a month-to-month tenancy with written notice at least 30 days before the next rent-paying date (K.S.A. 58-2570); a rent increase on a month-to-month tenancy is handled the same way, through that 30-day notice. There is no statewide or local rent control; K.S.A. 12-16,120 preempts cities and counties from capping rent.
Key decisions before you file
Before you file a Residential Lease Agreement in Kansas, a few decisions shape the document: which option to choose and what each one means. The Residential Lease Agreement guide walks through them.
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Kansas Requirements for Residential Lease Agreement
Security Deposit Cap by Unit Type
A Kansas landlord may not charge more than one month's rent as a security deposit for an unfurnished unit, or 1.5 months' rent for a furnished unit, plus an additional 0.5 month's rent if the tenant is permitted to keep pets (K.S.A. 58-2550).
Itemized Deductions and 30-Day Return Deadline
Landlord must itemize any deductions in writing and return the deposit balance within 14 days after determining the deductions, but never more than 30 days after the tenancy ends, possession is delivered, and the tenant demands it (K.S.A. 58-2550). Wrongfully withholding the deposit makes the landlord liable for the amount owed plus 1.5 times the amount wrongfully withheld (K.S.A. 58-2550(c)).
Joint Move-In Inventory Within 5 Days
Within 5 days of the tenant's occupancy, or upon delivery of possession, landlord and tenant must jointly inventory the premises and sign a written record of its condition and any furnishings or appliances provided. The tenant must receive a copy (K.S.A. 58-2548).
Written Disclosure of Owner and Manager
At or before the tenancy begins, the landlord must disclose in writing the name and address of the person authorized to manage the premises and the owner or person authorized to act for the owner for service of process and receiving notices (K.S.A. 58-2551).
Federal Lead-Based Paint Disclosure
For any residential unit built before 1978, the landlord must provide the federal lead-based paint disclosure and hazard information pamphlet (42 U.S.C. 4852d) before the lease is signed.
Entry Only at Reasonable Hours With Reasonable Notice
A Kansas landlord may enter the dwelling unit only at reasonable hours, after reasonable notice to the tenant, to inspect, make agreed repairs, supply agreed services, or show the unit to prospective tenants, purchasers, or contractors (K.S.A. 58-2557). The statute does not set a fixed number of notice hours.
30-Day Notice to End or Change a Month-to-Month Tenancy
Either the landlord or the tenant may end a month-to-month tenancy with written notice given at least 30 days before the next rent-paying date (K.S.A. 58-2570). A rent increase on a month-to-month tenancy is likewise put into effect through that same 30-day written notice.
No Rent Control; No Statutory Late-Fee Cap
Kansas law preempts cities and counties from enacting rent control ordinances (K.S.A. 12-16,120), so there is no rent-control regime anywhere in the state. The Kansas Residential Landlord and Tenant Act also sets no cap on late fees and no mandatory grace period before one may be charged, so the lease should state the late-fee terms directly.