Yes, short-term rentals are allowed in Riley County, Kansas (which includes Manhattan and its surrounding areas) subject to licensing and specific regulations. The Riley County government has a formal short-term rental licensing program to ensure safety standards and preserve neighborhood character. However, if your property is located within Manhattan city limits, you should also check for city-specific requirements, as the Riley County regulations note that properties within the City of Manhattan are subject to separate city rules. The City of Manhattan does require rental registration for all rental dwelling units, but the sources provided do not explicitly detail city-specific STR licensing.

How to Start a Short-Term Rental Business in This Market

1. Confirm Zoning and Regulations: Verify that your property is zoned appropriately for short-term rentals. Check for any homeowner association (HOA) restrictions, as they can further limit or prohibit STRs.
2. Obtain a STR License:
   • Apply to the Riley County Planning and Development Office.
   • Submit all required documents (see below).
   • Pay the licensing fee ($200 for new licenses; $100 for renewals).
   • Only one STR license is issued per principal dwelling unit. If a property has both a principal dwelling and an accessory dwelling unit (e.g., a guesthouse), only one unit may be licensed as a STR.
3. Designate a Responsible Agent: Each STR must have a responsible agent who can respond to complaints 24/7 and manage the property.
4. Comply with Ongoing Requirements: Maintain safety standards, adhere to quiet hours, manage trash, and ensure compliance with all other STR regulations.

Required Documents, Permits, Licenses, and Guidelines

To obtain a STR license in Riley County, you must submit:

• Application Form:
  • Printable PDF
  • New License Online Application
  • Renewal Online Application
• $200 License Fee ($100 for renewals)
• Trash Disposal Plan
• Rules of Conduct for guests
• Map of Property Boundaries showing:
  • Existing and proposed buildings
  • Proposed parking areas (with the number of spaces)
• Responsible Agent Information: Name and contact details of the agent who must be available 24/7 to respond to complaints.
• Compliance: Adherence to the Riley County Land Development Regulations and Sanitary Code, as well as state and local fire codes.

Note: For properties in Manhattan city limits, you must also register the rental unit with the City of Manhattan Risk Reduction office (see the Rental Registration page).

Specific Regulations for STRs (Riley County & State)

Riley County requires all STRs to meet these standards:

• Safety Equipment: Operational smoke detectors in each bedroom, a fire extinguisher in the kitchen and furnace room, and a carbon monoxide detector.
• Occupancy Limits: No more than two overnight guests per bedroom plus an additional three guests (total). A room is only a bedroom if it has a window.
• Parking: One off-street parking space per bedroom, marked on the property. Parking outside designated areas is prohibited. Overflow parking on the street is allowed if permitted.
• Trash: Weekly residential trash collection service is required, with covered containers. Trash cannot be left at the curb for more than 24 hours after collection.
• Quiet Hours: 10:00 PM to 7:00 AM, with noise not exceeding 65 dBA at the property line.
• Property Identification: Address numbers must be clearly visible from the road, and the full address must be posted inside the property.
• Lighting & Signs: Outdoor lighting must comply with county regulations. Signs must follow sign regulations.
• Pet Management: Pets must be contained or leashed. Pet waste cannot accumulate and must be disposed of properly.
• Rules of Conduct: Must be posted in the STR and include the license number, maximum guests, parking/trash rules, quiet hours, trespass warnings, pet restrictions, and outdoor burning restrictions.
• Special Events: Events like weddings are subject to additional requirements (Section 5.7 Special Events).
• Property Boundaries: The STR must have a posted map of the property boundaries, which must be clearly identifiable on-site to prevent trespassing.
• License Responsibility: The licensee is responsible for any violations committed by guests during STR tenancies.
• Hotel Exception: The regulations do not prohibit hotel operations where hotels are permitted.
• HOA and Association Rules: Property owners, HOAs, or similar associations can prohibit or further limit STRs where their authority exists.

State-Level Context: The regulations reference compliance with state and federal laws, but the provided sources do not detail Kansas state-level STR laws.

Local Authority Contact Information

For Riley County (including STR licensing):

• Department: Planning & Development / Environmental Health
• Address: 110 Courthouse Plaza, 2nd Floor, Room B212, Manhattan, KS 66502
• Phone: 785-537-6332
• Fax: 785-537-6331
• Email: Use the contact form on the Riley County website
• Website: Riley County Short-Term Rental Regulations Page

For Manhattan City (Rental Registration and other rental rules):

• Department: Manhattan Fire Department – Risk Reduction
• Address: 2000 Denison Avenue, Manhattan, KS 66502
• Phone: 785-587-4504
• Email: Use the contact form on the City of Manhattan website
• Website: City of Manhattan Rental Registration

Important Notes for STR Investors

• Manhattan City Limits: If your property is within Manhattan city limits, you must comply with both Riley County STR licensing and the City of Manhattan's rental registration requirements. The city’s rental registration is mandatory for all rental units, but the sources do not provide city-specific STR licensing rules. Contact the City of Manhattan directly for clarification.
• HOA and Neighborhood Rules: HOAs and other associations can impose additional restrictions or even ban STRs. Check your property’s covenants before proceeding.
• Compliance is Key: Violations can result in fines and potential revocation of your license. Maintain good records and ensure your responsible agent is proactive in managing guest behavior and property upkeep.

Links to Source Pages

• Riley County Short-Term Rental Regulations
• Riley County STR License Application (PDF)
• Riley County STR Online Application (New License)
• Riley County STR Online Application (Renewal)
• City of Manhattan Rental Registration
• Riley County Land Development Regulations (PDF)
• Riley County Short-Term Rental Brochure (PDF)

This guide synthesizes the provided information. For the most current and detailed rules, especially for properties within Manhattan city limits, contact the respective authorities directly.