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.

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

1. Property Standards: Ensure compliance with International Property Maintenance Code adopted by City of Hays
2. Safety Requirements: Install smoke detectors in every sleeping room and common areas
3. Utilities: Ensure reliable hot/cold water supply and heating systems capable of maintaining 68°F
4. 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:

1. Property Maintenance Standards (International Property Maintenance Code)
2. Zoning Compliance: Verify your property location allows short-term rental operations
3. 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:

1. Tax Collection Requirements: State sales tax and local transient guest taxes
2. Business Registration: May need to register as business entity
3. Insurance Requirements: Comprehensive liability and property coverage recommended
4. 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

1. Checkmate Rentals - Hays STR Overview: www.checkmaterentals.com/airbnb-management/hays-kansas
2. City of Hays - Guide for Renters (Property Maintenance Code): www.haysusa.com/381/Guide-for-Renters-PDF
3. Kansas STR Laws and Regulations Overview: www.steadily.com/blog/airbnb-short-term-rental-laws-and-regulations-in-kansas
4. City of Hays Official Website: www.haysusa.com
5. 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

1. Regulatory Changes: Stay informed as other Kansas cities implement STR regulations
2. Competition: Monitor local market as awareness grows
3. Property Standards: Maintain high standards to avoid code enforcement issues
4. 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.