Hays, Kansas Short Term Rental Regulations Guide for Airbnb hosts

Overview: Are Short-Term Rentals Allowed in Hays, KS?

Yes, short-term rentals are allowed in Hays, Kansas. However, it is important to note that Hays currently does not have specific local regulations, permits, or licensing requirements for short-term rentals like Airbnb. This means operators can proceed without municipal approval processes, but must ensure compliance with general property maintenance codes, zoning laws, and state tax obligations.

What do Airbnb hosts actually earn in Hays?

Hays hosts earn a median $19,238/year with $108 ADR and 59% occupancy.

Top performers pull in $25,545+ per year.

See the full Hays market breakdown

How to Start a Short-Term Rental Business in Hays, Kansas

Market Assessment

Hays presents a promising opportunity for STR investment due to several key factors:

Regional Hub Status: Hays serves as a regional center for education, healthcare, and culture in western Kansas
Fort Hays State University: The university's presence creates consistent demand from prospective students, parents, and academic professionals
Cultural Attractions: Annual events like the Wild West Festival and proximity to attractions like the Sternberg Museum of Natural History drive tourism
Affordable Property Market: Relatively low property prices compared to larger urban centers provide attractive entry points

Location Selection

The Downtown Hays district is identified as an optimal location, offering:

Historic architecture with modern amenities
Walking distance to unique shops, art galleries, and diverse dining options
Proximity to Fort Hays State University and Sternberg Museum
Vibrant yet relaxed atmosphere suitable for both leisure and business travelers

Property Preparation

Property Standards: Ensure compliance with International Property Maintenance Code adopted by City of Hays
Safety Requirements: Install smoke detectors in every sleeping room and common areas
Utilities: Ensure reliable hot/cold water supply and heating systems capable of maintaining 68°F
Emergency Preparedness: Clearly mark main water shut-off, electrical disconnect, and gas valve locations

Required Documents, Permits, Licenses, and Guidelines

Municipal Requirements

Currently, Hays does not require specific STR permits or licenses. However, operators must comply with:

Property Maintenance Standards (International Property Maintenance Code)
Zoning Compliance: Verify your property location allows short-term rental operations
Building Permits: Required for any remodeling or structural changes

Tax Obligations

While no specific STR taxes exist in Hays, hosts must:

Collect and remit state sales tax
Collect and remit local transient guest taxes (similar to hotels and motels)
Consult with tax professionals for complete compliance requirements

Safety and Compliance Documents

Property insurance (comprehensive coverage recommended)
Emergency contact information and procedures
Guest rules and regulations
Inventory and condition documentation

Specific Regulations for Short-Term Rentals

City of Hays Regulations

No specific STR ordinances currently in place
Must comply with general International Property Maintenance Code
Subject to code enforcement through the Planning, Inspection, and Enforcement (P.I.E.) Division
Compliance with nuisance ordinances (tall grass, trash, noise, etc.)

Ellis County Regulations

No specific county-level STR regulations identified
General county health and safety codes apply
Ellis County Health Department contact available for health-related inquiries: (785) 628-9440

Kansas State Regulations

While specific state STR laws are limited, hosts must comply with:

Tax Collection Requirements: State sales tax and local transient guest taxes
Business Registration: May need to register as business entity
Insurance Requirements: Comprehensive liability and property coverage recommended
Kansas Residential Landlord and Tenant Act: Applicable for rental relationships

Special Considerations for Kansas Cities

Note that other Kansas cities like Lawrence have implemented specific STR regulations including:

Annual licensing requirements
Inspection mandates
Zoning restrictions for non-owner-occupied rentals
Occupancy limitations

These examples show the trend toward increased regulation, though Hays currently maintains a more permissive approach.

Contact Information for Local Authorities

City of Hays - Planning, Inspection, and Enforcement (P.I.E.)

Phone: (785) 628-7310
Primary Contact: Code Enforcement Office
Address: 1002 Vine Street, Hays, KS 67601
Website: www.haysusa.com
Services: Building permits, code enforcement, housing inspections, rental property maintenance questions

Public Works Department

Phone: (785) 628-7350
Services: Refuse collection, recycling, bulk item pickup, public works-related inquiries

City Clerk's Office

Phone: (785) 628-7300
Services: Water/sewer/trash service, pet licensing

Zoning Office

Phone: (785) 628-7310
Services: Occupancy issues, parking requirements, fence requirements, zoning compliance

Ellis County Health Department

Phone: (785) 628-9440
Services: Health-related inspections, lead-based paint information

Additional Resources

Housing and Credit Counseling, Inc.: (785) 234-0217 or www.hcci-ks.org
Kansas Insurance Commissioner: 1-800-432-2484 or www.ksinsurance.org
Better Business Bureau (Wichita area): (316) 263-3146 or info@wichita.bbb.org

Links to Source Pages

Checkmate Rentals - Hays STR Overview: www.checkmaterentals.com/airbnb-management/hays-kansas
City of Hays - Guide for Renters (Property Maintenance Code): www.haysusa.com/381/Guide-for-Renters-PDF
Kansas STR Laws and Regulations Overview: www.steadily.com/blog/airbnb-short-term-rental-laws-and-regulations-in-kansas
City of Hays Official Website: www.haysusa.com
Kansas Tenants Handbook: www.kansaslegalservices.org/files/THB.pdf

Investment Considerations and Best Practices

Revenue Expectations

Moderate but steady income potential driven by university events and local festivals
Seasonal variations with peaks during spring/summer months
Mix of stay types: Short-term for university events and longer-term for regional exploration

Occupancy Factors

Peak periods: Late spring and early summer
Demand drivers: University activities, cultural events, historical attractions
Winter decline: Colder weather and fewer events reduce travel

Risk Management

Regulatory Changes: Stay informed as other Kansas cities implement STR regulations
Competition: Monitor local market as awareness grows
Property Standards: Maintain high standards to avoid code enforcement issues
Insurance: Secure comprehensive coverage protecting against liability and property damage

Operational Recommendations

Focus on professional property management if not personally local
Maintain excellent communication with guests and neighbors
Regular maintenance to ensure property remains code-compliant
Active monitoring of local regulatory developments

This guide provides STR investors with a comprehensive understanding of the current regulatory environment in Hays, Kansas, enabling informed investment decisions while maintaining compliance with all applicable requirements.

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Ask the AI Advisor about Hays

Hays is the largest city in western Kansas and serves as the seat of Ellis County, with a population of roughly 20,000 residents. Sitting along the historic route of Interstate 70, the city has the feel of a regional hub for the surrounding agricultural communities, anchored by Fort Hays State University. Travelers often treat Hays as a gateway to the wide-open landscapes of the High Plains, and it lies about 250 miles east of Denver, Colorado, and roughly 280 miles west of Kansas City. The town is best known for its Old West heritage and as the home of one of the region's most popular natural history museums.

The Sternberg Museum of Natural History, housed on the campus of Fort Hays State University, is one of the strongest draws in the area. Its collection focuses on the paleontology of the Western Interior Seaway, with displays of fossil fish, marine reptiles, and other specimens collected from across the Great Plains. The museum sits just a few minutes' drive from downtown Hays and draws school groups, road-trippers, and paleontology enthusiasts traveling along I-70.

Hays carries a strong Wild West identity and preserves several reminders of its frontier past. The city's Boot Hill Cemetery, located in the old townsite, is one of the few surviving frontier-era burial grounds in the state, with historical connections to figures like Wild Bill Hickok. The Ellis County Historical Society Museum offers additional exhibits on pioneer life, the cattle trade, and regional history, making the downtown area a worthwhile stop for heritage travelers who want a sense of nineteenth-century Kansas.

Fort Hays State University, founded in 1902, gives the city a steady college-town rhythm. The campus hosts concerts, sporting events, and cultural programming that bring visitors to Hays throughout the year, with football games and commencement weekends serving as notable draws. The university's presence is a reliable source of lodging demand, supplementing the road-trip traffic flowing along I-70 and the seasonal hunters who come for pheasant and deer in the surrounding fields and reservoirs.

For short-term rental owners, Hays offers a balanced mix of travelers: interstate road-trippers, hunters visiting the surrounding plains, families in town for university events, and heritage tourists exploring the Old West. Its location at the crossroads of central and western Kansas, combined with a year-round calendar of events and a strong university base, makes the city an understated but reliable market for short-term stays.

Hays, Kansas

Very Investor Friendly

STR Regulations for Hays, Kansas