Free Kansas Lease & Rental Agreement

Last updated September 27, 2026

Written by LawLease Editorial

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Kansas Residential Lease Agreement

A Kansas residential lease (also called a Kansas rental agreement) sets the rent, term and house rules for a home rental. A Kansas residential lease agreement is governed by the Kansas Residential Landlord and Tenant Act, K.S.A. 58-2540 et seq. Kansas ties the deposit cap to whether the unit is furnished and whether pets are allowed, requires a joint move-in inventory, and gives tenants just three days to pay overdue rent. Below is what Kansas law actually requires.

Kansas landlord–tenant law at a glance

Kansas residential lease law summary
Security deposit limit	1 month’s rent unfurnished · 1½ months furnished · plus up to ½ month if pets are allowedK.S.A. §58-2550(a)
Deposit return	14 days after deductions are determined, never more than 30 days after the tenancy endsK.S.A. §58-2550(b)
Late fees	No statutory cap; set by the lease
Rent-increase notice	No statute; month-to-month changes follow the 30-day termination notice
Landlord entry	“Reasonable notice” at reasonable hours — no fixed number of hoursK.S.A. §58-2557
Month-to-month termination	30 days’ written notice, ending on a rent-paying dateK.S.A. §58-2570(b)
Nonpayment eviction notice	3 days (72 hours) to pay; +2 days if mailedK.S.A. §58-2564(b)
Rent control	Prohibited statewideK.S.A. §12-16,120

Security deposits in Kansas

Kansas is one of the few states whose deposit cap turns on what is in the unit rather than a flat figure. The limit is one month’s rent for an unfurnished unit and 1½ months’ rent where the tenant uses the landlord’s furniture. If the lease lets the tenant keep pets, the landlord may take an additional pet deposit of up to half a month’s rent (§58-2550(a)).

Move-in inventory — Within 5 days of move-in, the landlord (or a representative) and the tenant must jointly inventory the premises and sign a written record of its condition and any furnishings or appliances; the tenant gets a copy (§58-2548).
Return deadline — The landlord may apply the deposit to unpaid rent and damages, itemized in a written notice, and must return the balance within 14 days after determining those charges — and never later than 30 days after the tenancy ends, possession is delivered, and the tenant demands it (§58-2550(b)).
No demand — If the tenant doesn’t ask for the deposit within 30 days of the tenancy ending, the landlord must mail what’s due to the tenant’s last known address (§58-2550(b)).
Penalty — A landlord who doesn’t comply owes the amount due plus damages equal to 1½ times the amount wrongfully withheld (§58-2550(c)).
Last month’s rent — Unless the lease allows it, a tenant can’t use the deposit as the last month’s rent; doing so forfeits the deposit and the landlord can still collect the rent (§58-2550(d)).

Rent, late fees & rent increases

Unless the lease says otherwise, rent is payable at the dwelling unit, at the beginning of each month, without demand or notice (§58-2545(c)). A lease that fixes no definite term creates a month-to-month tenancy — or week-to-week for a roomer paying weekly rent (§58-2545(d)).

Late fees — Kansas sets no statutory dollar or percentage cap on late fees. The amount and grace period are whatever the lease states, so they need to be written in to be enforceable.
Rent increases — There’s no separate statutory notice period for raising rent. A fixed-term lease can’t be raised mid-term unless it allows it; a month-to-month tenancy can be changed with the same 30 days’ notice needed to end it (§58-2570(b)).
Rent control — No county, city, or township may enact or enforce an ordinance controlling the rent charged for privately owned residential property (§12-16,120).

Landlord entry & access

A Kansas landlord may enter at reasonable hours, after reasonable notice, to inspect, make repairs, supply services, or show the unit (§58-2557(a)). The statute doesn’t set a specific number of hours, so a clear notice period in the lease (commonly 24 hours) helps show the notice was reasonable.

Entry without consent is allowed only in an extreme hazard involving potential loss of life or severe property damage (§58-2557(b)). The landlord can’t abuse the right of access to harass the tenant; an unlawful or harassing entry lets the tenant seek an injunction or end the lease and recover actual damages (§58-2571(b)).

Ending a Kansas tenancy

Notice to end a Kansas periodic tenancy (§58-2570)
Week-to-week	7 days before the termination date
Month-to-month	30 days, ending on a periodic rent-paying date
Tenant under military orders	No more than 15 days’ notice required

Nonpayment of rent — The landlord gives written notice that the lease will end if rent isn’t paid within 3 days, counted as three consecutive 24-hour periods from delivery or posting; if the notice is mailed, add 2 days (§58-2564(b)).
Lease violations — A material noncompliance gets a notice that the lease ends at least 30 days after receipt unless the breach is remedied within 14 days; a repeat or similar breach can be terminated on 30 days’ notice with no chance to cure (§58-2564(a)).
Holdover — A tenant who willfully stays past the end of the lease owes up to 1½ months’ rent or 1½ times the landlord’s actual damages, whichever is greater (§58-2570(c)).
Move-out forms — If a landlord hands the tenant a notice-to-vacate form that adds terms not in the lease, it must carry a boldface warning prescribed by statute — otherwise the extra terms don’t bind the tenant (§58-2570(e)).
Domestic violence — A tenant who within the past 12 months has been (or is in imminent danger of becoming) a victim of domestic violence, sexual assault, human trafficking, or stalking isn’t liable for rent after vacating if they give the landlord a written statement — plus documentation, such as a court order, if the landlord asks. Any termination fee must be in the lease and can’t exceed one month’s rent (§58-25,137).

Required disclosures in Kansas

Kansas doesn’t add state-specific radon, mold, or bedbug lease disclosures.

Manager & owner — The name and address of the person managing the premises and of an owner or agent authorized to accept notices and service of process, in writing at or before move-in (§58-2551(a)).
Move-in inventory — A jointly signed written record of the unit’s condition within 5 days of move-in (§58-2548).
Lead-based paint — Federal law requires the lead warning and any known-hazard disclosure for housing built before 1978 (42 U.S.C. §4852d).

Habitability & repairs

Except where prevented by an act of God, a utility failure, or other conditions beyond its control, a Kansas landlord must comply with building and housing codes affecting health and safety, use reasonable care in maintaining common areas, keep electrical, plumbing, heating, ventilating, and air-conditioning systems in good working order, provide trash receptacles and removal, and supply running water, reasonable hot water, and reasonable heat (§58-2553(a)).

If the landlord materially fails these duties, the tenant can give written notice ending the lease on a rent-paying date at least 30 days later; the lease survives if the landlord starts a good-faith effort to fix the problem within 14 days (§58-2559(a)). In a nonpayment case, the tenant must raise any claims against the landlord as a counterclaim or lose them (§58-2561).

Tenant protections you can’t waive

Prohibited clauses — A lease can’t waive rights under the Act, authorize a confession of judgment, require either party to pay attorney fees, or exculpate either side’s legal liability (except limiting landlord liability for fire, theft, or breakage in common areas). Such clauses are unenforceable, and a landlord who deliberately uses them owes the tenant actual damages (§58-2547).
No self-help eviction — Unlawfully locking a tenant out or willfully cutting electric, gas, water or other essential services lets the tenant recover possession or end the lease and collect up to 1½ months’ rent or the actual damages, whichever is greater (§58-2563).
No retaliation — A landlord can’t raise rent or cut services because a tenant complained to a code agency or the landlord, or joined a tenants’ union — though good-faith increases to cover rising costs are allowed (§58-2572).
Domestic-violence rights — Protections for survivors can’t be waived in a lease, and a violation can carry $1,000 in statutory damages plus fees (§58-25,137(g), (i)).

Kansas lease agreement FAQs

How much can a landlord charge for a security deposit in Kansas?

One month’s rent for an unfurnished unit, or 1½ months’ rent for a furnished one. If pets are allowed, the landlord may add a pet deposit of up to half a month’s rent (K.S.A. §58-2550(a)).

How long does a landlord have to return a security deposit in Kansas?

Within 14 days after the landlord determines any deductions, and in no event more than 30 days after the tenancy ends, possession is returned, and the tenant asks for it — with an itemized written notice of what was kept. Wrongful withholding costs the landlord 1½ times the amount withheld on top of the deposit (§58-2550(b)–(c)).

Is there a cap on late fees in Kansas?

No. Kansas has no statutory late-fee limit, so the amount and grace period are whatever the lease states. Put the terms in writing so they’re enforceable.

How much notice does a Kansas landlord need to give before entering?

Kansas requires “reasonable notice” and entry at reasonable hours, but doesn’t specify a number of hours (§58-2557). Emergency entry without consent is allowed only for an extreme hazard to life or property. Most leases set 24 hours to remove any doubt.

How much notice is needed to end a month-to-month lease in Kansas?

Written notice that the tenancy will end on a rent-paying date at least 30 days after the notice is received. A tenant leaving under military orders needs to give no more than 15 days’ notice (§58-2570(b)).

How much notice is required for an eviction for unpaid rent in Kansas?

A 3-day written notice to pay, counted as three consecutive 24-hour periods — with two extra days if the notice is mailed (§58-2564(b)). Other material lease violations require a 30-day notice with a 14-day chance to cure (§58-2564(a)).

Does a Kansas lease need to be notarized?

No. A lease is enforceable once signed. If the landlord knowingly accepts rent without signing, or the tenant accepts possession and pays rent without signing, the lease takes effect anyway — limited to one year if it provides for a longer term (§58-2546).

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