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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

  1. 1

    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.

  2. 2

    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).

  3. 3

    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)).

  4. 4

    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).

  5. 5

    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.

  6. 6

    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.

  7. 7

    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.

Open the Residential Lease Agreement guide

Customize your Residential Lease Agreement Template with DocDraft

KANSAS RESIDENTIAL LEASE AGREEMENT

This lease is governed by the Kansas Residential Landlord and Tenant Act, K.S.A. 58-2540 et seq.

  1. PARTIES AND PREMISES This Residential Lease Agreement is made on [DATE] between [LANDLORD NAME] (the lessor, meaning the owner renting out the property) and [TENANT NAME] (the lessee, meaning the person renting it), for the residential property at [ADDRESS], Kansas (the premises).

  2. TERM The tenancy is [a fixed term from [START DATE] to [END DATE] / month-to-month beginning [START DATE]]. A month-to-month tenancy continues until either party gives the notice described in Section 8.

  3. RENT Tenant shall pay $[AMOUNT] per month, due on the [DAY] of each month, to [LANDLORD NAME/ADDRESS]. Kansas sets no statutory cap on late fees and no mandatory grace period, so this lease's late-fee terms are: $[AMOUNT] if rent is not received by [DATE]. State the fee amount and timing clearly so both parties know the rule in advance.

  4. SECURITY DEPOSIT Landlord may collect a security deposit of $[AMOUNT], not to exceed 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 permitted (K.S.A. 58-2550). Within 5 days of occupancy, landlord and tenant shall jointly complete and sign a written inventory of the premises' condition, and tenant shall receive a copy (K.S.A. 58-2548). After the tenancy ends, landlord shall itemize any deductions in writing and return the balance within 14 days after determining the deductions, but no later than 30 days after termination, delivery of possession, and tenant's demand. A landlord who wrongfully withholds the deposit owes the amount due plus 1.5 times the amount wrongfully withheld (K.S.A. 58-2550(c)). Kansas law does not require the deposit to be held in a separate account or to earn interest.

  5. DISCLOSURES If the premises were built before 1978, landlord shall provide the federal lead-based paint disclosure and pamphlet (42 U.S.C. 4852d). Landlord shall also disclose in writing, at or before the tenancy begins, the name and address of the person managing the premises and the person authorized to receive notices and legal process for the owner (K.S.A. 58-2551).

  6. ENTRY Landlord may enter the premises only at reasonable hours after giving tenant reasonable notice, to inspect, make repairs, supply agreed services, or show the unit to prospective tenants, purchasers, or contractors (K.S.A. 58-2557).

  7. MAINTENANCE AND USE Tenant shall keep the premises clean and safe and use it only as a residence. Landlord shall maintain the premises in a fit and habitable condition and keep common areas safe, consistent with the Kansas Residential Landlord and Tenant Act.

  8. TERMINATION Either party may end a month-to-month tenancy by giving the other 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 put into effect through that same 30-day notice. Kansas has no statewide or local rent control; K.S.A. 12-16,120 bars cities and counties from capping rent.

SIGNATURES

[LANDLORD NAME], Landlord [TENANT NAME], Tenant

Date: [DATE] Date: [DATE]

Note: This is a Kansas skeleton for a residential lease agreement under the Kansas Residential Landlord and Tenant Act, K.S.A. 58-2540 et seq. No notary or witnesses are required to sign a Kansas lease. For the complete, customizable template, see the full Residential Lease Agreement template.

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.

Frequently Asked Questions

A Kansas lease should identify the landlord (lessor) and tenant (lessee), the rental address, the rent amount and due date, the term, the security deposit terms, and each party's duties. It should also reflect the Kansas Residential Landlord and Tenant Act (K.S.A. 58-2540 et seq.), including the deposit cap, the manager/owner disclosure required by K.S.A. 58-2551, and the joint move-in inventory required by K.S.A. 58-2548.

A Kansas landlord may charge up to one month's rent for an unfurnished unit, 1.5 months' rent if the unit is furnished, and an additional 0.5 month's rent if the tenant is allowed pets (K.S.A. 58-2550). The balance, after an itemized written deduction notice, must be returned within 14 days of that determination but no later than 30 days after the tenancy ends.

Yes. A free template generates a Kansas-specific lease at no cost, built around the deposit cap, disclosure, and notice rules in the Kansas Residential Landlord and Tenant Act. Attorney review is available as an optional add-on before you sign, but it is not required to create the document.

No. Kansas law does not require a residential lease to be notarized or witnessed to be valid. Both the landlord and tenant simply sign the agreement; keeping a signed copy on file is what protects each party if a dispute over its terms comes up later.

No, not for routine purposes. K.S.A. 58-2557 requires the landlord to enter only at reasonable hours after giving the tenant reasonable notice, for reasons like inspections, repairs, or showing the unit to prospective tenants or buyers. The statute does not set a specific number of hours, so leases often spell out a standard like 24 hours.

Federal law requires a lead-based paint disclosure for housing built before 1978 (42 U.S.C. 4852d). Kansas law requires the landlord to disclose in writing, at or before the tenancy begins, the name and address of the person managing the premises and the person authorized to act for the owner (K.S.A. 58-2551), plus a joint signed move-in condition inventory within 5 days of occupancy (K.S.A. 58-2548).

Either the landlord or the tenant can end a month-to-month tenancy by giving the other party written notice at least 30 days before the next rent-paying date (K.S.A. 58-2570). A landlord who wants to raise the rent on a month-to-month tenancy generally uses that same 30-day notice to put the new terms into effect.

Kansas has no statute capping the amount of a late fee or requiring a grace period before charging one. Because the Kansas Residential Landlord and Tenant Act is silent on this point, the lease itself should state the late-fee amount and when it applies so both parties know the rule in advance.