Kansas, Reno County Remodeler Permit Regulations and County Ordinances for Unincorporated Areas
Reno County Building & Safety Division
Reno County does not have a dedicated "Building & Safety Division" that enforces building codes. Instead, the county relies on the Planning and Zoning Department for zoning permits and the Public Works Department for road and bridge-related permits. While Reno County does not enforce building codes, it is recommended that all construction adhere to the latest building code standards. Inspections for HVAC, concrete, or other building code-related aspects are not required by the county.
Unincorporated Areas
For properties in unincorporated areas of Reno County, a zoning permit is generally required for any structure exceeding 120 square feet. Even smaller structures may require a permit if located within a floodplain. Additionally, floodplain development permits are necessary for any man-made changes within a floodplain. Entrance permits are required for constructing entrances across county road rights-of-way, and these can be obtained from the Public Works Department.
Demolition Work During a Remodel
Specific triggers for demolition permits during a remodel in Reno County are not explicitly detailed in the provided search results. However, general demolition permit guidelines suggest that a permit is required when a primary structure or significant accessory structures are being razed or removed. If a remodel involves substantial demolition, a permit would likely be necessary. It is advisable to consult with the relevant county departments to determine specific requirements for demolition during a remodel.
Converting Non-Living Spaces to Habitable Areas
Converting non-living spaces such as garages, attics, or unfinished basements into habitable living areas requires a building permit. Depending on the scope of work, electrical, plumbing, or mechanical permits may also be necessary. It is recommended to consult with Development Services Center staff regarding zoning and building issues early in the planning process. Existing conditions in these spaces, such as ceiling heights, window sizes, and insulation, must meet current building code requirements for finished spaces. Specific requirements for these conversions include:
- Living space must be at least 70 square feet.
- Ceiling heights in basements must be at least 6'8".
- Living spaces with sloped ceilings have specific height requirements.
- At least one egress window or exterior door is required for basements with living space and all sleeping rooms.
- Doors leading to converted spaces must be at least 6'2" high and 30 inches wide.
- Egress window sill height must be 44 inches or less.
- Garage conversions may require demonstrating provision for on-site parking.
- Detached garages converted to living space may need to meet setback requirements and may require a fire wall if close to property lines.
- Attic conversions may be affected by roof height regulations if the roof needs to be raised.
It is crucial to evaluate the existing space to ensure it can meet code requirements, as some conversions may be difficult or impossible due to these conditions.
Resources to Learn More
Note: The following state-wide building codes and regulations apply universally to all jurisdictions within Kansas, including Reno County.
Kansas Remodeler Legislation, Codes, and Guidelines
Kansas State-Level Building Codes and Legislation for Remodelers and Residential Renovations
Kansas operates under a "Home Rule" system, meaning there is no single, statewide building code. Instead, building codes are adopted and amended at the local level by individual cities and counties. This results in a varied regulatory landscape across the state, where the specific adopted versions of model codes and local amendments can differ significantly from one jurisdiction to another. Therefore, it is crucial for remodelers and those undertaking residential renovations to verify the exact codes and ordinances with the Authority Having Jurisdiction (AHJ) for the project's specific location.
1. Specific State Statutes and Codes Adopted
While there isn't a statewide mandate, many Kansas jurisdictions adopt versions of the International Code Council (ICC) model codes. Common adoptions include:
- International Building Code (IBC)
- International Residential Code (IRC)
- International Existing Building Code (IEBC)
- International Fire Code (IFC)
- International Mechanical Code (IMC)
- International Plumbing Code (IPC)
- International Fuel Gas Code (IFGC)
- International Energy Conservation Code (IECC)
- National Electrical Code (NEC)
For example, Johnson County adopted the 2018 International Codes, including the 2018 IEBC, effective July 1, 2020. Manhattan adopted the 2021 International Codes, including the 2021 IEBC, effective January 1, 2023. Sedgwick County has adopted the 2024 IBC and 2024 IEBC, alongside the 2018 IRC. Lawrence adopted the 2018 International Codes, including the 2018 IEBC.
2. Primary State Boards or Agencies
The primary entities responsible for setting and enforcing building standards in Kansas are the local city and county building departments, often referred to as the Authority Having Jurisdiction (AHJ). Organizations like the Johnson County Building Officials Association and the Kansas Association of Code Enforcement work towards uniformity and consistency in code adoption and interpretation across jurisdictions. The Kansas State Fire Marshal's office also plays a role, particularly concerning life safety requirements for certain types of facilities and public buildings.
3. Classification of Remodels and Demolition Guidelines
The distinction between cosmetic remodels and structural alterations is generally guided by the scope of work and its impact on the building's integrity. Cosmetic work, such as painting, wallpapering, or replacing fixtures, typically does not require a permit. However, alterations that involve structural changes, such as converting attics or basements to habitable spaces, adding or modifying walls, or extending electrical, plumbing, or HVAC systems, will likely require a building permit.
The International Existing Building Code (IEBC) provides guidelines for alterations, repairs, additions, and changes of occupancy. Generally, additions, alterations, or repairs must conform to the requirements for new structures without necessarily requiring the entire existing structure to comply, unless otherwise specified. However, these modifications must not render the existing structure unsafe or adversely affect its performance.
Demolition guidelines and permit requirements vary by locality but generally involve:
- Submitting a demolition permit application.
- Providing a site plan showing the structure to be demolished and its location.
- Evidence of disconnection of all public utilities (water, gas, electric, sewer).
- Proof of permission from the property owner.
- Details on the demolition method and equipment to be used.
- Information on where demolition debris will be deposited.
- Erosion and sediment control measures.
- Contractor licensing and insurance requirements, which may include county-level licensing (e.g., Johnson County).
For example, Leawood requires proof of utility disconnections, rat-abatement (if applicable), and erosion control. Leavenworth mandates utility disconnect notices, a Land Disturbance Permit, and sewer capping by a licensed plumber. Johnson County requires a building permit for demolition in unincorporated areas and specifies pedestrian protection measures based on the IBC. Lenexa requires utility disconnections, erosion control, and a performance bond.
Resources to Learn More