Free Kansas Landlord Forms
Every Kansas landlord form we publish, organised by the stage of the tenancy it belongs to, each one paired with the K.S.A. section and the deadline that triggers it — including the two separate mailing extensions and the rule that quietly removes the tenant’s second chance.
Every form linked on this page is free, fillable in your browser, and downloadable as a PDF with no account, no membership and no paywall. Kansas runs two parallel notice regimes: the Residential Landlord and Tenant Act at K.S.A. 58-2540 and following, and an older general chapter at K.S.A. 58-2507 to 58-2510 that still governs the tenancies the Act excludes. Getting the wrong one is the commonest Kansas mistake, so we start there.
The short version
- Nonpayment under the Act — three days, counted as three consecutive twenty-four-hour periods.
- Mailing adds two days — twice. Once on the pay-or-quit, and again on the separate pre-suit notice to leave.
- Lease breach — fourteen days to cure, thirty days to terminate.
- A repeat or similar breach after those fourteen days carries NO cure right. This is the main unconditional route in Kansas and almost nobody publishes it.
- Deposit — one month unfurnished, one and a half furnished, plus half a month for a pet; returned on a three-part trigger; penalty of one and a half times the amount wrongfully withheld.
- Entry — “reasonable notice”. There is no hour count in the statute.
- A joint move-in inventory within five days is mandatory, not best practice.
- Attorney-fee clauses are void both ways.
Which Kansas Regime Applies to You?
The Residential Landlord and Tenant Act does not cover every letting. Section 58-2541 excludes, among others, an institutional residence, occupancy under a contract of sale, a fraternal or social organisation, transient occupancy in a hotel, motel or rooming house, an employee whose occupancy is conditional on employment, a condominium owner or co-operative proprietary lessee, and premises used primarily for agricultural purposes. Where the Act does not apply, the older chapter does — and its nonpayment periods are different.
| Regime | Nonpayment notice | Section |
|---|---|---|
| Residential Landlord and Tenant Act | 3 days, computed as three consecutive twenty-four-hour periods | § 58-2564(b) |
| General chapter, tenancy under three months | 3 days’ written notice to quit | § 58-2508 |
| General chapter, tenancy three months or longer | 10 days’ written notice to quit | § 58-2507 |
| No notice required at all | Where the termination time is fixed in the contract; a tenant at will committing waste; a tenant by sufferance; where no landlord-tenant relation exists | § 58-2509 |
There is no Kansas fourteen-day pay-or-quit notice, and we want to correct that in public. The fourteen days in § 58-2564(a) is a cure period inside a lease-breach notice, not a rent notice. The Judicial Council’s “Tenant’s 14-30 Day Notice” runs the other way — tenant to landlord — under § 58-2559. The non-Act nonpayment periods are three days and ten days. If you have downloaded a “Kansas fourteen-day notice to pay rent or quit” from anywhere, including from an older page of ours, it is mislabelled, and we are correcting it.
The Two Mailing Extensions
Kansas adds two days for mailing in two different places, and a landlord who mails both documents absorbs both extensions.
| Document | Rule | Section |
|---|---|---|
| The Act’s three-day pay-or-quit | “When such notice is delivered by mailing, an additional two days from the date of mailing should be allowed for the tenant to pay such tenant’s rent and thereby avoid having the rental agreement terminated” | § 58-2564(b) |
| The pre-suit notice to leave the premises | “If the notice is mailed, an additional two days from the date of mailing shall be allowed for the person to leave the premises before the lawsuit is filed” | § 61-3803 |
The wording really does differ — should in one, shall in the other — and both publisher families we checked render it that way. We are not going to smooth that over: treat the first as strongly advisable and the second as mandatory, and if you mail both, count four extra days in total.
Kansas has a second, separate notice you must give before you file. Section 61-3803 requires a three-day notice to leave the premises, and it is a separate instrument from the Act’s notices — but the same section expressly permits it to be combined with any notice under § 58-2540 and following. Combining them into one properly drafted document is the single most useful practical step in Kansas practice, and almost no guide mentions that it is allowed.
One more counting detail: under § 61-3803 intermediate Saturdays, Sundays and legal holidays are INCLUDED. The widely repeated claim that the three days exclude weekends is the opposite of what the statute says.
The Repeat-Breach Rule That Removes the Cure Right
Section 58-2564(a) sets the ordinary two-number structure: the landlord may terminate on a date not less than thirty days after receipt of the notice if the breach is not remedied in fourteen days.
But the same subsection continues, and the continuation is the part that gets dropped. Where “such breach or a similar breach occurs after the 14-day period… the landlord may deliver a written notice… terminate upon a date not less than 30 days after receipt of the notice without providing the opportunity to remedy the breach”.
That is Kansas’s principal unconditional-quit route, and note how wide it is: the second breach need only be similar, not identical, and there is no six-month window limiting it the way other states impose. There is no separate drug, crime or nuisance unconditional-quit provision in the Act — this rule and the expired rent notice are the only two no-cure paths.
Our Kansas eviction notice laws guide walks each route through. The tenant has a mirror-image right under § 58-2559: thirty days, defeated if the landlord “adequately initiates a good faith effort to remedy within 14 days”, with the same repeat rule running back the other way.
Every Kansas Landlord Form, by Stage of the Tenancy
An alphabetical list is the least useful arrangement, because a landlord arrives knowing what has happened, not what the document is called. The index below is ordered by where you are in the tenancy.
Starting the tenancy
- Kansas residential lease agreement — the master document. Keep § 58-2547’s prohibited terms out of it: no waiver of Act rights, no confession of judgment, no attorney-fee clause in either direction, and no exculpation or indemnity beyond the limited common-area exception. Deliberate use lets the tenant recover actual damages.
- Lead-based paint form — required by federal law, not Kansas law, for any dwelling built before 1978.
- Move-in / move-out condition checklist — this is the mandatory joint inventory under § 58-2548. See below; it is not optional.
During the tenancy
- Notice to enter the property — § 58-2557 requires entry “at reasonable hours, after reasonable notice”, with no hour count. This form exists to make “reasonable” demonstrable.
- Rent increase notice — Kansas has no rent control; for a month-to-month tenancy the thirty-day rule at § 58-2570(b) is the constraint. Do not raise rent in a way that could look retaliatory under § 58-2572.
- Late rent notice — a courtesy reminder. Kansas sets no grace period and no late-fee cap, so the lease is doing the work.
- 14-Day Notice to Pay Rent or Quit
When the tenant breaches
- Three-day notice to pay rent or quit — § 58-2564(b), and add two days if you post it.
- Notice to cure or quit — fourteen days to remedy, terminating no sooner than thirty days after receipt.
- Unconditional quit notice — the repeat-or-similar-breach route with no cure right, still on thirty days.
Ending the tenancy without fault
- Notice of non-renewal — terminating on a periodic rent-paying date not less than thirty days after receipt.
- Tenant notice to vacate — the same period from the tenant, with a military exception allowing not more than fifteen days’ notice where required by orders.
After the tenant moves out
- Security deposit itemisation — the statute’s words are that deductions must be “all as itemized by the landlord in a written notice delivered to the tenant”.
- Security deposit return letter — and if no demand arrives within thirty days, you must mail the balance to the last known address anyway.
The Joint Inventory Is Mandatory
Section 58-2548 uses the word “shall”: “Within five (5) days of the initial date of occupancy or upon delivery of possession, the landlord… and the tenant shall jointly inventory the premises.” It must record the condition of the premises together with the furnishings and appliances, be signed in duplicate by both parties, and the tenant shall be given a copy.
Most guides describe this as recommended practice. It is a statutory duty with a five-day clock, and it is the evidence on which a deposit deduction later stands or falls.
A second start-of-tenancy duty is easy to miss and carries an unusually sharp penalty. Under § 58-2551 the landlord must give the tenant, in writing at or before commencement, the name and address of (1) the person authorised to manage the premises and (2) an owner or authorised person for service of process and for receiving notices and demands, kept current and binding on successors. If you do not, § 58-2551(c) makes the non-complying person the agent of each landlord for service and notices and for performing the landlord’s obligations, including expending rent collected. That is a substantial liability for a missing paragraph.
Security Deposits: Caps, a Three-Part Trigger, and a Mail-Out Duty
| Rule | Value | Section |
|---|---|---|
| Cap — unfurnished | One month’s periodic rent | § 58-2550(a) |
| Cap — furnished | One and a half months’ rent, where the agreement gives the tenant use of landlord-owned furniture | § 58-2550(a) |
| Pet add-on | An additional half of one month’s rent | § 58-2550(a) |
| Return | Within fourteen days after determination of the amount of expenses, damages and charges, “but in no event to exceed thirty days after termination of the tenancy, delivery of possession and demand by the tenant” | § 58-2550(b) |
| If no demand arrives | Where the tenant makes no demand within thirty days, the landlord shall mail the portion due to the tenant’s last known address | § 58-2550(b) |
| Deductions | Accrued rent, and damages from the tenant’s noncompliance with § 58-2555 and the agreement — itemised in a written notice delivered to the tenant | § 58-2550(b) |
| Penalty | The portion due plus damages equal to one and a half times the amount wrongfully withheld | § 58-2550(c) |
| Escrow and interest | Both absent. The section contains no holding, segregation or trust-account rule and no interest provision | Verified absence |
Two practical points. The tenant may not apply the deposit as last month’s rent unless the agreement says otherwise — and if they do, the deposit is forfeited and the landlord recovers the rent as though it had never been applied. And a successor landlord is bound by the section, so a deposit does not evaporate on a sale. See our Kansas security deposit laws guide.
Entry, Absence and Abandonment
Section 58-2557 permits entry “at reasonable hours, after reasonable notice” to inspect, make necessary or agreed repairs, decorations, alterations or improvements, supply necessary or agreed services, or exhibit the unit to prospective or actual purchasers, mortgagees, tenants, workmen or contractors. No hour count appears anywhere in the section, so any page telling you Kansas requires twenty-four hours is inventing it.
Entry without the tenant’s consent is permitted only “in case of an extreme hazard involving the potential loss of life or severe property damage” — a notably higher bar than the ordinary “emergency” wording elsewhere. The section adds that “the landlord shall not abuse the right of access or use it to harass the tenant”, though it states no remedy of its own. See our Kansas landlord entry laws guide.
Two absence rules sit alongside it. During any tenant absence over thirty days the landlord may enter at times reasonably necessary. And the agreement may require the tenant to notify the landlord of an anticipated absence over seven days no later than the first day of it; wilful failure gives the landlord actual damages.
Abandonment has a precise two-part trigger. The landlord may assume abandonment where the tenant is ten days in default for nonpayment and has removed a substantial portion of their belongings, unless the tenant has said otherwise. The landlord then “shall make reasonable efforts to rent it at a fair rental”.
Disposing of what is left has its own timetable: take possession and store at the tenant’s expense, then sell or dispose on expiration of thirty days; publish once in a newspaper of general circulation in the county at least fifteen days before the sale; and within seven days after publication mail a copy of the published notice to the tenant’s last known address. The notice states the tenant’s name, a brief description of the property and the approximate sale date. The tenant may redeem at any time before the sale.
Where Kansas Is Silent, and One Fee Myth
- Grace period — none. The frequently published “Kansas five-day grace” has no statutory basis.
- Late fee cap — none. The lease governs.
- Deposit interest and escrow — neither is required.
- Entry hour count — none.
- NSF — the thirty-dollar ceiling on a dishonoured-cheque service charge comes from § 60-2610(g), a general worthless-cheque statute, not a landlord-tenant rule.
And one thing Kansas is emphatically not silent about: a rental agreement may not provide that either party pays the other’s attorneys’ fees, and such a clause is unenforceable (§ 58-2547(a)(3) and (b)). Pages that recommend a fee-shifting lease clause for Kansas are recommending a void term. See our Kansas late fee laws guide.
Court and Timetable
Evictions go to the district court under the Code of Civil Procedure for Limited Actions, K.S.A. 61-3801 to 61-3808. The small claims limit is ten thousand dollars, raised from four thousand by House Bill 2604 (2024, chapter 22), effective 1 July 2024.
| Stage | Rule | Section |
|---|---|---|
| Summons | Appearance set not less than three nor more than fourteen days after the summons is issued | § 61-3805 |
| Answer | Appear in person or by counsel on that date, or file a written answer on or before it | § 61-3806 |
| Trial | Within fourteen days after the appearance date; a continuance only on the defendant’s bond | § 61-3807 |
| Writ of restitution | Issued on request, executed within fourteen days after the serving person receives it; reasonable force permitted; stayed on notice of appeal, with the tenant restored if already dispossessed | § 61-3808 |
| Appeal on possession | Seven days after entry of judgment — far shorter than the general civil window | § 61-3902(a) |
A landlord may also seek an order of immediate possession by motion under § 58-2570(d), after a hearing and on posting an undertaking.
Kansas does publish official statewide eviction forms, and they are worth knowing about. The Kansas Judicial Council publishes a Pre-Eviction Notice of Termination and Notice to Leave — in separate in-person delivery and mail delivery versions, which is exactly the two-day distinction described above — along with a Petition for Eviction, a Civil Cover Sheet, a Self-Represented Litigant Certification, a Summons, a Journal Entry, a Post-Judgment Writ of Restitution, and several tenant-side notices. Spanish and Vietnamese versions exist for some, though the Council states not all forms have been translated.
We give those as names rather than numbers, because no numbering scheme was observable and the Council’s site blocked every attempt to read the pages directly. We also publish no Kansas filing fee for the same reason.
Which Kansas Form Do I Need?
- First, check whether the Act applies under § 58-2541. If it does not, your nonpayment period is three or ten days depending on the length of the tenancy.
- The tenant has not paid rent. The Act’s three-day notice, plus two days if you mail it — and then, before filing, the separate three-day notice to leave, which may be combined with it.
- A lease term has been broken. Fourteen days to remedy, terminating no sooner than thirty days after receipt.
- The same or a similar breach has recurred after those fourteen days. Thirty days with no cure right.
- Nobody is at fault and you want the tenancy to end. A periodic rent-paying date not less than thirty days after receipt; seven days for week-to-week.
- You need to get into the property. Reasonable notice, reasonable hours, one of the listed purposes.
- The tenant has moved out. Fourteen days from determining the amount, capped at thirty days from termination, delivery of possession and demand — and mail it anyway if no demand comes.
- The tenant seems to have gone. Ten days in default plus removal of a substantial portion of belongings, then the mitigation duty and the disposal timetable.
How to Fill Out a Kansas Three-Day Notice
- Confirm the regime. Three days under the Act; three or ten under the general chapter.
- Name every tenant and describe the premises as the agreement does.
- State the rent due and the period.
- Count three consecutive twenty-four-hour periods from delivery or posting, not three calendar dates.
- Add two days if you mail it — and remember the second mailing extension applies to the pre-suit notice separately.
- Serve it properly — on the tenant, on a person over twelve residing on the premises, or by posting conspicuously.
- Consider combining it with the § 61-3803 three-day notice to leave, which the statute expressly permits.
- Count weekends and holidays in. Section 61-3803 includes them.
What Happens If the Form Is Wrong
The distinctively Kansas failure is serving only one of the two notices. The Act’s pay-or-quit terminates the agreement; the § 61-3803 notice is what lets you file. Missing the second means starting again three days later.
The second is using the wrong regime’s period — giving three days where the tenancy is outside the Act and has run three months or more, when ten are required.
The third is losing the repeat-breach advantage by offering a cure period the statute no longer requires you to give. If the same or a similar breach has recurred, say so and terminate on thirty days.
And the fourth is at the start of the tenancy rather than the end: skipping the five-day joint inventory, which is a statutory duty and the only durable evidence behind a deposit deduction.
What This Page Does Not Have
We would rather scope this honestly than promise documents we do not host. Kansas landlords also commonly want a rental application, a month-to-month agreement, a sublease, a roommate agreement, a commercial lease, a lease amendment or extension, a pet addendum, a guarantor addendum, a rent receipt, a rental verification form and an adverse action notice. Those are not published here as Kansas-specific forms.
We have also left out Judicial Council form numbers and a filing fee, because the Council’s site blocked every read and no numbering scheme was observable. And we have not stated what remedy attaches to abuse of the right of entry: § 58-2557(c) states the prohibition but supplies no remedy of its own, and whether § 58-2563 or § 58-2559 fills the gap is a question of case law rather than statutory text.
Common Kansas Landlord Form Mistakes
- Serving a “fourteen-day pay-or-quit”. No such Kansas notice exists.
- Forgetting the pre-suit notice to leave under § 61-3803, or forgetting that it may be combined.
- Missing one of the two mailing extensions.
- Excluding weekends from the three-day count under § 61-3803, which includes them.
- Offering a cure on a repeat or similar breach where the statute no longer requires one.
- Publishing or relying on a twenty-four-hour entry rule. The standard is “reasonable notice”.
- Skipping the mandatory five-day joint inventory.
- Omitting the § 58-2551 management and service-of-process details, which can make the non-complying person the landlord’s agent.
- Treating the deposit deadline as a flat thirty days. It is fourteen from determination, capped at thirty from a three-part trigger.
- Waiting for a demand that never comes. After thirty days you must mail the balance regardless.
- Taking more than the caps, or forgetting that the pet add-on is half a month on top.
- Putting an attorney-fee clause in the lease. It is void both ways.
- Assuming a grace period or a late-fee cap exists. Neither does.
- Missing the seven-day appeal window on the possession portion of a judgment.
Free Fillable Forms Versus the Paid Kansas Form Sites
Kansas has an unusual results page: the deepest ranker for a forms query is not a form index at all but a landlord-association law page of about two thousand seven hundred and twenty-five words, and the largest form catalogue behind it is paywalled. Two official Judicial Council pages also rank — and no free template site links to them.
The union of those two halves is where the value is. A Kansas landlord needs the official eviction forms and an explanation of why the notice regime has two tracks, two mailing extensions and a repeat-breach rule that removes the cure right. That combination does not exist anywhere else, and it is worth more than another generic lease.
Every form linked from this page is free, fills in the browser, and downloads as a finished PDF. There is no account, no trial and no upsell attached to the documents themselves. What we ask in return is straightforward: if you are about to hand keys to someone, run the screening first, because nearly every dispute described on this page is cheaper to prevent than to litigate.
Kansas Landlord Forms: FAQ
How many days is a Kansas notice to pay rent or quit?
Three days under K.S.A. § 58-2564(b), computed as three consecutive twenty-four-hour periods. If the tenancy falls outside the Residential Landlord and Tenant Act, the general chapter applies instead: three days where the tenancy is under three months (§ 58-2508) and ten days where it is three months or longer (§ 58-2507).
Is there a Kansas fourteen-day notice to pay rent or quit?
No. The fourteen days in § 58-2564(a) is a cure period inside a lease-breach notice, and the Judicial Council’s “Tenant’s 14-30 Day Notice” runs tenant-to-landlord under § 58-2559. Any form sold or published as a Kansas fourteen-day pay-or-quit is mislabelled.
Does Kansas add days when a notice is mailed?
Yes, in two separate places. On the Act’s three-day pay-or-quit, § 58-2564(b) says an additional two days from the date of mailing should be allowed. On the pre-suit notice to leave the premises, § 61-3803 says an additional two days shall be allowed. A landlord who mails both documents absorbs both extensions.
What is the Kansas cure period for a lease violation?
Fourteen days to remedy, with termination on a date not less than thirty days after receipt of the notice, § 58-2564(a).
Can a Kansas landlord evict without giving a chance to cure?
Yes, in one situation. Where “such breach or a similar breach occurs after the 14-day period”, the landlord may serve a notice terminating on a date not less than thirty days after receipt “without providing the opportunity to remedy the breach”, § 58-2564(a). Note that the second breach need only be similar, not identical. There is no separate drug, crime or nuisance unconditional-quit provision in the Act.
How much notice must a Kansas landlord give before entering?
The statute says entry must be “at reasonable hours, after reasonable notice” and gives no hour count at all, § 58-2557(a). Entry without consent is permitted only in case of an extreme hazard involving the potential loss of life or severe property damage. Any page asserting a Kansas twenty-four-hour rule is inventing it.
What is the security deposit cap in Kansas?
One month’s periodic rent for an unfurnished unit, one and a half months’ where the agreement gives the tenant use of landlord-owned furniture, plus an additional half of one month’s rent for a pet, § 58-2550(a).
How long does a Kansas landlord have to return a deposit?
Within fourteen days after determining the amount of expenses, damages and charges, “but in no event to exceed thirty days after termination of the tenancy, delivery of possession and demand by the tenant”, § 58-2550(b). If the tenant makes no demand within thirty days, the landlord shall mail the portion due to the tenant’s last known address.
What is the penalty for wrongly withholding a Kansas deposit?
The tenant recovers the portion due plus damages equal to one and a half times the amount wrongfully withheld, § 58-2550(c). Kansas requires no escrow account and no interest on the deposit.
Is a move-in inventory required in Kansas?
Yes. Section 58-2548 provides that “within five (5) days of the initial date of occupancy or upon delivery of possession, the landlord… and the tenant shall jointly inventory the premises”, recording condition plus furnishings and appliances, signed in duplicate by both, with a copy given to the tenant.
Can a Kansas lease include an attorney-fee clause?
No. A rental agreement may not provide that either party will pay the other’s attorneys’ fees, and such a clause is unenforceable, § 58-2547(a)(3) and (b). Deliberate use of a prohibited term lets the tenant recover actual damages.
How long is the Kansas eviction appeal window?
Seven days after entry of judgment for the possession portion, § 61-3902(a) — much shorter than the general civil appeal window. Filing a notice of appeal stays the writ of restitution, and a tenant already dispossessed is restored.
Related Kansas Guides
- Kansas landlord-tenant laws — the full statutory overview.
- Kansas eviction notice laws — both regimes and both notices.
- Kansas security deposit laws — the caps and the three-part trigger.
- Kansas lease termination laws — thirty days, and the military exception.
- Kansas breaking lease laws — abandonment and the duty to mitigate.
- Kansas rent increase laws — and the retaliation bar.
- Kansas late fee laws — why the statute is silent.
- Kansas landlord entry laws — reasonable notice in practice.
- Kansas habitability laws — landlord duties and tenant remedies.
- Kansas pet and ESA laws — the half-month pet deposit and assistance animals.
- Kansas tenant screening laws — background checks and adverse action.
Published by Tenant Screening Background Check · Editorial Team
Established 2004. Our editorial team has spent two decades helping landlords and property managers run lawful tenant screening and follow state landlord-tenant codes across all fifty states. A plain reading of § 58-2564 returns only the first sentence of subsection (a) and stops — silently dropping five more, including the repeat-breach rule and the whole mailing apparatus. We extracted the section in fragments to recover it, which is why this page carries a rule most Kansas guides do not.
Screen Kansas Applicants Before They Sign
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Last reviewed 2026. This page is general information about Kansas landlord-tenant law, not legal advice. The core sections of the Residential Landlord and Tenant Act have not been amended since 2003, and several since 1975, so the law here is stable — but the small claims limit changed on 1 July 2024. We have deliberately omitted court form numbers and a filing fee we could not verify. Confirm the current requirements with the clerk of your district court or with a Kansas attorney before you serve a notice or file a case.
