Kansas Residential Lease Agreement
A free Kansas lease template, plus what Kansas law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Disclosures Kansas requires
| Manager and owner/agent | At or before the start of the tenancy, the landlord must tell the tenant in writing the name and address of (1) the person authorized to manage the premises and (2) an owner, or a person authorized to accept legal papers, notices and demands for the owner. The information must be kept current and binds any later landlord, owner or manager. A person who fails to disclose becomes the landlord's agent for legal papers and for carrying out the landlord's duties. Applies to: all residential rental agreements under the Residential Landlord and Tenant Act Source: K.S.A. 58-2551 |
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| Move-in inventory | Within 5 days after the tenant moves in or receives possession, the landlord (or the landlord's representative) and the tenant must jointly inspect the unit and complete a written record of the condition of the premises and any furnishings or appliances provided. Both sign duplicate copies, and the tenant must be given a copy. Applies to: all residential rental agreements under the Act Source: K.S.A. 58-2548 |
| Submetered water | A landlord who resells city or water-district water through a separate meter must charge the tenant the same rate the city or district charges the landlord, may not add any surcharge for the meter, and must give the tenant a monthly water statement showing how the bill was computed and the current and prior meter readings. Applies to: units with landlord-provided, separately metered water Source: K.S.A. 58-25,127 |
Terms Kansas law requires or controls
| Security deposit cap | Unfurnished unit: no more than one month's rent. If the lease lets the tenant use the landlord's furniture: up to 1.5 months' rent. If the lease allows pets: an extra pet deposit of up to one-half month's rent. (Federally subsidized municipal housing authorities may use a bedroom-size schedule with a payment plan.) Applies to: all residential rental agreements under the Act Source: K.S.A. 58-2550(a) |
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| Deposit and last month's rent | Unless the lease says otherwise, the tenant may not use the security deposit as last month's rent or in place of any rent payment. A tenant who does so forfeits the deposit and still owes the rent. Applies to: all residential rental agreements with a deposit Source: K.S.A. 58-2550(d) |
| Default rent terms | Unless the lease says otherwise, rent is payable at the unit, without demand or notice, at the start of each month (or each term of one month or less), and is apportioned day to day. If no rent is agreed, the tenant owes fair rental value. If the lease does not set a definite term, the tenancy is month-to-month (week-to-week for a roomer paying weekly). Applies to: all residential rental agreements under the Act Source: K.S.A. 58-2545 |
| Early-termination fee for abuse survivors | A landlord may charge a reasonable termination fee of no more than one month's rent to a tenant who ends the lease early as a survivor of domestic violence, sexual assault, human trafficking or stalking, but only if that fee is written into the lease. Applies to: all residential rental agreements Source: K.S.A. 58-25,137(e) |
| House rules | Landlord rules bind the tenant only if they serve tenant safety, peace or welfare or protect the property, are reasonably related to that purpose, apply equally to all tenants, are clear enough to follow, do not evade the landlord's duties, and the tenant had notice of them when signing the lease. A rule adopted later that substantially changes the lease does not bind the tenant unless the tenant agrees in writing. Applies to: all residential rental agreements under the Act Source: K.S.A. 58-2556 |
| Tenant repair agreements | In buildings of up to four households with common areas, landlord and tenant may agree in writing, in good faith, that the tenant handles trash removal, water/heat supply duties and specified repairs or maintenance. In other units (except single-family homes), such an agreement must be in good faith, in a separate signed writing supported by adequate consideration, may not cover work needed to meet health and safety codes, and must not reduce the landlord's duties to other tenants. The landlord may not make it a condition of the lease. Applies to: all residential rental agreements under the Act Source: K.S.A. 58-2553(b)-(d) |
Clauses that are void in Kansas
| Waiving tenant rights | A lease may not have either party agree to waive or give up rights or remedies under the Kansas Residential Landlord and Tenant Act. Applies to: all residential rental agreements under the Act Source: K.S.A. 58-2547(a)(1) |
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| Confession of judgment | A lease may not authorize anyone to confess judgment on a claim arising from the lease. Applies to: all residential rental agreements under the Act Source: K.S.A. 58-2547(a)(2) |
| Attorney fees | A lease may not require either party to pay attorney fees. Applies to: all residential rental agreements under the Act Source: K.S.A. 58-2547(a)(3) |
| Liability waivers and indemnity | A lease may not excuse or limit either party's legal liability, or require indemnity for that liability or its costs. Exception: the tenant may agree to limit the landlord's liability for fire, theft or breakage in common areas. Applies to: all residential rental agreements under the Act Source: K.S.A. 58-2547(a)(4) |
| Penalty for prohibited clauses | A prohibited clause is unenforceable. If a landlord deliberately uses a lease containing clauses the landlord knows are prohibited, the tenant may recover actual damages. Applies to: all residential rental agreements under the Act Source: K.S.A. 58-2547(b) |
| Waiving abuse-survivor protections | A lease may not waive, and a landlord may not require a tenant to waive, the housing protections for survivors of domestic violence, sexual assault, human trafficking or stalking (no denial or eviction because of that status; no rent owed after vacating with proper notice). Applies to: all residential rental agreements Source: K.S.A. 58-25,137(g) |
| Liens on tenant property | A landlord lien or security interest in the tenant's household goods, furnishings, fixtures or other personal property is not enforceable (unless perfected before the Act took effect), and distraint for rent is abolished except as allowed for abandoned property. Applies to: all residential rental agreements under the Act Source: K.S.A. 58-2567 |
| Blocking cable or internet providers | The landlord may not interfere with or refuse to allow a tenant access to or service from a communication or cable television service franchised by the city. Applies to: all residential rental agreements under the Act Source: K.S.A. 58-2553(a) |
Format and delivery rules
| Notice-to-vacate forms with new terms | If a landlord gives the tenant a move-out notice form to sign that adds terms not in the lease, the form must state, in at least 10-point bold type: 'YOUR SIGNATURE ON THIS DOCUMENT MAY BIND YOU TO ADDITIONAL TERMS NOT IN YOUR ORIGINAL LEASE AGREEMENT. IF YOUR LEASE REQUIRES YOU TO GIVE WRITTEN NOTICE OF YOUR INTENT TO VACATE, YOU HAVE THE RIGHT TO DECLINE TO SIGN THIS DOCUMENT AND TO PROVIDE WRITTEN NOTICE IN ANOTHER FORM.' Without it, the tenant is not bound by the added terms. Applies to: landlord-supplied notice-to-vacate forms Source: K.S.A. 58-2570(e) |
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| Unsigned lease | If the tenant signs and delivers a written lease and the landlord does not sign but knowingly accepts rent without reservation, the lease takes effect as if signed by the landlord. If the tenant does not sign but knowingly accepts possession and pays rent without reservation, it takes effect as if signed by the tenant. A lease given effect this way lasts no more than one year. Applies to: all written residential rental agreements Source: K.S.A. 58-2546 |
| Copy of inventory | No statute requires the landlord to give the tenant a copy of the signed lease, but the tenant must receive a signed copy of the move-in inventory. Applies to: all residential rental agreements under the Act |
Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Kansas law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Kansas law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Kansas law (K.S.A. 58-2540 et seq. (no late-fee provision)).
6. Security deposit. Tenant pays a security deposit of $[deposit amount], within the Kansas limit (K.S.A. 58-2550(a)). Landlord will return it, minus lawful deductions with any required itemized list, within the time Kansas law sets (K.S.A. 58-2550(b)).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Kansas law requires (K.S.A. 58-2557), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Kansas law requires.
14. Security deposit cap. (Write this clause to meet Kansas law: see "Security deposit cap" above (K.S.A. 58-2550(a)).)
15. Deposit and last month's rent. (Write this clause to meet Kansas law: see "Deposit and last month's rent" above (K.S.A. 58-2550(d)).)
16. Default rent terms. (Write this clause to meet Kansas law: see "Default rent terms" above (K.S.A. 58-2545).)
17. Early-termination fee for abuse survivors. (Write this clause to meet Kansas law: see "Early-termination fee for abuse survivors" above (K.S.A. 58-25,137(e)).)
18. House rules. (Write this clause to meet Kansas law: see "House rules" above (K.S.A. 58-2556).)
19. Tenant repair agreements. (Write this clause to meet Kansas law: see "Tenant repair agreements" above (K.S.A. 58-2553(b)-(d)).)
20. Disclosures attached. Landlord has given Tenant these disclosures required by Kansas law: Manager and owner/agent; Move-in inventory; Submetered water. [Attach each one.]
21. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
22. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
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General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.