Ellis County, Kansas Building Permit Guide

In unincorporated Ellis County and inside Schoenchen, construction starts with a zoning certificate from the County’s Division of Environmental Services at 1515 W. 55th St., Hays (785-628-9449). The certificate is free on land zoned agricultural and costs $75 in other districts, and the same office issues the $60 wastewater and water well permits. Hays, Ellis and Victoria issue their own building permits inside their city limits.

Who issues permits in Ellis County?

The County’s zoning regulations apply to all unincorporated land and to the City of Schoenchen, except the areas around Hays and Ellis that an interlocal agreement places under those cities. Environmental Services runs planning and zoning, floodplain management, water well and wastewater permits, water testing and property transfer evaluations. Justin Craig is the Environmental Services Director.

The office is open Monday to Thursday, 7:30 a.m. to 5:30 p.m., and Friday, 7:30 to 11:30 a.m. Callers are asked to leave a message or email the office.

What needs a zoning certificate in rural Ellis County?

Under the County’s regulations, a zoning certificate must be obtained before any structure is erected or altered; the County describes it as similar to a building permit. The application asks for the zoning district, the structure’s use and dimensions and its distance from every property line, and the County checks those against the district setbacks. When the structure is finished, the owner must notify the Zoning Office.

Other County approvals that often go with a new building:

• Floodplain development permit when any part of the parcel is in a mapped flood zone. A flood plain inquiry made in person at the office starts the determination, and floodplain compliance must be settled before a zoning certificate, entrance or wastewater permit is issued.
• Wastewater permit before a septic system is built or modified.
• Water well permit for a new private well.
• Road entrance approval for any new, extra or changed driveway onto a county road, under Resolution 2000-6.
• Agricultural lot split whenever land is divided: the parent tract must hold at least 40 acres, and the new lot at least 2 acres with public water or 3 acres with a private well.

Ellis County permit fees

Zoning fees come from the schedule approved by the Ellis County Commission on August 16, 2021, and environmental fees from the schedule effective January 1, 2017.

Appeals of a zoning board decision carry no fee. City permits in Hays, Ellis and Victoria are priced by each city; Victoria’s code, for example, charges $0.06 per square foot for floors, basements and garages and $10 for fences, siding or roofing.

Septic systems, wells and trade work

The Ellis County Environmental Code, in force since September 27, 1992, covers private wastewater systems and wells in the unincorporated county. A wastewater permit follows these steps:

• Fill in the first two pages of the application with the Environmental Office; a soil profile is required if the soil maps look questionable.
• Staff make a preliminary site visit with the owner or contractor and sign the construction approval once everything complies; no construction may start before that written approval.
• Give the office about 24 hours’ notice before construction starts and one hour’s notice before the final inspection, and do not cover any part of the system before it is inspected.
• Submit the final drawing within one week of the final inspection; the office then issues a use permit and maintenance instructions.

When a property with a septic system or well changes hands, the Environmental Code requires an inspection, and a permitted septage hauler must pump the tank with County staff present. Inside Hays, Ellis and Victoria, electrical, plumbing and mechanical work is permitted by the city: Hays through its MEP permit, Ellis through separate electrical and plumbing permit applications, and Victoria through separate electrical and plumbing permits from the City Clerk, issued only for work by city-licensed electricians and plumbers.

What the zoning certificate application asks for

• Owner, applicant and contractor names and contact details
• Site address, number of acres and legal description by quarter, section, township and range
• Type of work (construct, alter, repair), structure type, intended use, estimated cost and completion date
• Dimensions, and the distance from the building to the north, south, east and west property lines
• Whether a wastewater system will be installed, and the year of any manufactured or mobile home
• The zoning district, from agricultural and rural residential to commercial, industrial, floodplain overlay or Schoenchen
• A map or drawing showing the structure, its distances to other structures, water systems and property lines

Staff note on the application whether the parcel is in or near flood Zone A and whether a floodplain permit, wastewater permit, well permit, site evaluation, entrance application or certificate of occupancy is also needed.

How to get a zoning certificate in Ellis County

Local Ellis County details

Zoning regulations: the current regulations are the August 16, 2021 edition, prepared by the Ellis County Joint Planning Commission, which includes a member from Schoenchen. Rezonings, conditional uses and plats go from the planning commission to the County Commission.

Floodplain: Ellis County adopted its current floodplain regulations by Resolution 2022-08, and its floodplain management is handled in the same office as zoning.

Ellis and Victoria: the City of Ellis follows the 2015 International Building Codes, requires a permit for everything from a fence to a new house and licenses the contractors who work in the city. Victoria’s city code names the mayor as chief building official, adopts the 2015 International Building Code and requires builders and building contractors to hold a city licence before they take on building work.

Kansas building code

Kansas has no general statewide building code: each city and county adopts and amends its own. A few state rules apply everywhere, led by the Kansas Fire Prevention Code. Kansas rules

Official Ellis County permitting resources

• Ellis County Planning & Zoning (Environmental Services)
• Ellis County Zoning Regulations, August 2021 edition
• Ellis County zoning certificate application (PDF)
• Ellis County zoning fee schedule, approved August 16, 2021 (PDF)
• Ellis County wastewater system evaluations and permits
• Ellis County environmental fees, effective January 1, 2017 (PDF)
• Ellis County floodplain management
• Ellis County roadway entrance and mailbox policies
• City of Hays ETJ building permit application (PDF)
• City of Ellis Public Works: building permits and forms
• City of Victoria code book, Chapter IV: Buildings and Construction

Ellis County permit FAQs

Does Ellis County issue building permits?

Outside the cities, the County issues a zoning certificate before any structure is built or altered, which it describes as similar to a building permit. Hays, Ellis and Victoria issue building permits inside their own limits.

How much is a zoning certificate in Ellis County?

Nothing on land zoned agricultural and $75 in every other district, under the fee schedule approved on August 16, 2021.

Do I need a permit for a septic system?

Yes. The Environmental Office must approve a wastewater application, $60, before a system is built or modified, and it inspects the system before it is covered.

Who handles permits in Schoenchen?

The County’s zoning regulations apply inside Schoenchen, so the zoning certificate comes from Ellis County Environmental Services.

I am building just outside Hays. Who do I apply to?

Inside the Hays extraterritorial area, use the City’s ETJ building application, which can be started at Hays Public Works or the County Environmental Office. The permit fee is $20.

Do I need permission for a new driveway onto a county road?

Yes. Every new or changed entrance to a county road needs County approval; the application goes to Ellis County Road & Bridge at 1681 250th Avenue.

Simplify Ellis County permitting with Alliance Permitting

Alliance Permitting is a permit documentation and submission company in Kansas. We prepare your paperwork, file it correctly and coordinate with the permitting authority through issuance. We are not a contractor and we do not perform licensed plan review or inspections; that work stays with your licensed team and the jurisdiction.

This guide is provided by Alliance Permitting for general information about Ellis County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.