Hays, Kansas Building Permit Guide

The City of Hays Planning & Development Division, part of Public Works at 1002 Vine Street (785-628-7310), issues building permits, inspects the work and licenses contractors for property inside the city limits. Mechanical, plumbing, electrical, roofing, right-of-way and sign permits are filed online through iWorQ, while new homes and commercial buildings use the City’s PDF applications. Residential permits that need plan review take up to 7 days, and a residential MEP or roofing permit costs $20.

What requires a building permit in Hays?

The Public Works FAQ and the City’s Homeowner Guide set out which projects need a permit inside the city limits.

Concrete cutting, removal or placement inside the city right-of-way still needs a concrete permit, and every pool must be fenced. Zoning rules such as setbacks apply whether or not a permit is needed.

Who issues building permits in Hays?

The Planning & Development Division issues building permits, reviews plans for new construction and remodels, performs construction inspections, licenses contractors, enforces nuisance rules and runs the National Flood Insurance Program for the city. Curtis Deines is the Superintendent of Planning & Development.

The Hays code lets either a licensed building contractor or the owner apply. An owner may do the work on a property that is the owner’s primary residence; on a rental, the City says a licensed contractor may be required. Contractors must hold a City of Hays licence, and the City posts its list of currently licensed building trade contractors.

Hays permit types and online filing

The City’s iWorQ portal takes mechanical, plumbing, electrical, roofing, right-of-way and sign permit applications. Other work uses a PDF application filed at the Vine Street office:

• New Home Permit Application and Residential Permit Application for houses, duplexes, additions, garages, decks, pools, egress windows and foundation repair.
• Commercial Building Permit Application for new buildings, additions, remodels, change of occupancy and interior finish.
• MEP Permit Application for HVAC change-outs, water heater replacements and electrical work.
• Separate forms for roofing, concrete, demolition, solar arrays, lawn irrigation, signs, firework stands, right-of-way excavation and temporary or permanent storage containers.
• ETJ Building Application for structures outside the city but inside the extraterritorial area.
• Floodplain Development Permit Application for work in a mapped flood zone.

Before applying, check the City Limits Map: an address outside the limits is either in the extraterritorial area or under Ellis County. Fees can be paid online by debit or credit card, or at 1002 Vine Street by cash, check or card. A permit lapses if work has not started within six months of issue.

Permit costs and fees in Hays

Section 11-483 of the Hays code sets building permit fees by a schedule kept on file in the City Clerk’s office rather than in the code itself, so the charge for a new house or commercial building is calculated by Planning & Development when the application is reviewed. The City’s own permit forms print these flat fees:

The MEP and roofing forms double the fee when work starts before the permit is bought, and the code allows a double fee for any building permit when work begins early. Inside the Neighborhood Revitalization District, new construction and improvements can earn a property tax rebate if the investment is at least $25,000 for a home or $50,000 for a commercial property; the application must be made within 60 days of building permit approval.

Electrical, plumbing and mechanical permits in Hays

Planning & Development issues trade permits too. Small jobs such as an HVAC change-out, a water heater replacement or electrical work use the MEP permit, filed online or on paper, under the 2023 NEC, the 2009 Uniform Mechanical and Plumbing Codes and the 2012 Green Plumbing and Mechanical Code Supplement. Inspections are not scheduled until the permit is complete, and the City asks for one day’s notice.

For new construction, the plumbing plan must show the meter and building supply sizes, every fixture (including future ones), the water heater location and the waste and vent riser, with a fixture list naming manufacturer and model. The City limits hot water volume to 64 ounces between the water heater and the farthest fixture, and to 16 ounces from a recirculating line. Electricians, plumbers and mechanical contractors need a City of Hays contractor licence, applied for online, with exam results from a testing provider such as ICC, Prometric or IAPMO. Roofing contractors must also hold a Kansas roofing registration from the Attorney General, and the residential roofing form says existing roofing must be removed before a new roof is applied.

Application documents and plan review

The residential checklist sets insulation minimums of R-13 for finished foundation walls, R-10 for crawlspaces, R-13 for framed walls, R-38 for ceilings and R-30 for floors, and asks how whole-house ventilation will be provided. On a commercial remodel, the form notes that 20% of the cost goes toward accessibility upgrades.

The City quotes 1–2 business days for permits with no plan review, up to 7 days for residential permits with plan review and up to 14 days for commercial plan review.

How to get a building permit in Hays

Hays inspections and certificate of occupancy

All inspectors are reached at 785-628-7310, and the contractor must call for and attend every inspection. The City’s residential checklist sets the order:

• Stormwater site and building site inspections before footings are dug
• Footing and foundation wall inspections before concrete is poured
• Underground plumbing before slabs are poured or work is covered
• Rough framing, electrical, plumbing, gas piping and heating, air conditioning and ventilation before insulation or wall covering
• Sewer tap and water service before utility lines are backfilled
• Sheetrock inspection before taping or painting
• Gas pressure test and electrical service inspection before calling Midwest Energy for service
• Final building and final stormwater inspections, plus a completed blower door test and termite treatment, before anyone moves in

Finals should be booked at least one week before you want to occupy the building. If life-safety items are finished, the City may issue a temporary certificate of occupancy, which gives 30 days to complete the punch list. The chief building official can suspend water service when inspections are skipped or a building is occupied without a certificate.

Local Hays rules that affect permits

Extraterritorial area: the City runs zoning and subdivision rules in the extraterritorial jurisdiction around Hays. A structure there needs the ETJ Building & Property Evaluation application, which can start at Public Works or at the Ellis County Environmental Office (1515 W. 55th St., 785-628-9449). The City checks floodplain, zoning and setbacks, the County checks water well and wastewater needs, and the $20 fee is paid to the City at 1002 Vine Street.

Planning commission: the nine-member Hays Area Planning Commission, with members from the city and the extraterritorial area, approves plats and advises the City Commission on zoning. It meets on the third Monday of each month, and platting, rezoning, variance and special use applications are available at the Inspections Office.

Accessory buildings: sheds, garages and patio covers must sit at least 5 ft from side and rear lot lines and from other structures, and may be up to 18 ft tall or the height of the house; buildings of 120 sq ft or less are limited to 12 ft.

Floodplain and historic sites: the permit forms ask whether the site is in a flood zone, and the commercial form asks whether the property is in the Chestnut Historical District or is a registered historic site.

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 Hays permitting resources

• City of Hays Planning & Development Division
• Hays building permit and zoning applications
• Hays iWorQ online permit portal
• Hays adopted building codes and amendments
• Hays Public Works permit FAQs
• Hays Homeowner Guide (PDF)
• Hays certificate of occupancy and inspection checklist (PDF)
• Hays New Home Permit Application (PDF)
• Hays ETJ building permit application (PDF)
• Hays licensed contractors and licence application
• Hays planning, zoning and extraterritorial jurisdiction
• Hays Code of Ordinances, Chapter 11, Article VIII: building permits

Hays permit FAQs

Who issues building permits in Hays?

The City of Hays Planning & Development Division at 1002 Vine Street, phone 785-628-7310. It also inspects the work and licenses contractors.

Do I need a permit for a fence or shed in Hays?

Fences do not need a permit but are limited to 6 ft. A detached shed or garage needs a permit only if it is larger than 120 sq ft.

Do I need a permit to replace my roof?

Yes. A residential roofing permit is $20 and a commercial one is $30, and the roofing contractor needs a Kansas roofing registration.

How long does a building permit take in Hays?

About 1–2 business days when no plan review is needed, up to 7 days for a residential permit with plan review and up to 14 days for a commercial one.

Can a homeowner pull a permit in Hays?

Yes, if the property is the owner’s primary residence and the owner does the work. For other properties, such as rentals, a licensed contractor may be required.

What do I need for a certificate of occupancy on a new house?

Passed final building and stormwater inspections, a blower door test from Midwest Energy and a termite treatment certificate. Book the finals at least a week ahead.

How much is a building permit for a new house in Hays?

The fee comes from the City’s schedule on file with the City Clerk and is calculated when the application is reviewed. Trade, roofing and concrete permits are $20 for homes and $30 for commercial work.

Simplify Hays 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 Hays permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.