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General Contracting Contractors in Manhattan, Kansas

Avg. Hourly Wage

$51.58/hr

Bureau of Labor Statistics

Avg. Annual Wage

$107,286/yr

Bureau of Labor Statistics

Licensed Establishments

437

U.S. Census Bureau

Peak Season

April through October - peak construction season avoiding harsh Kansas winters

Estimate

Avg. Response Time

2-5 business days for quotes, longer during spring/summer peak season

Estimate

Common Job Costs

ServiceCost Range
Kitchen Remodel$15,000 – $45,000
Bathroom Remodel$8,000 – $25,000
Room Addition$25,000 – $80,000
Basement Finishing$12,000 – $35,000
Deck Construction$3,500 – $12,000
Roof Replacement$8,000 – $18,000

Licensing Requirements

Licensing Requirements

Kansas requires General Contractor License through KDOC. Must pass PSI exam, provide $15000 surety bond, carry liability insurance, and demonstrate 4 years experience or equivalent education. Renewal every 2 years with 16 hours continuing education.

Permit Requirements

City of Manhattan requires building permits for most general contracting work through Community Development Department. Electrical and plumbing permits required for related work. Plan review and inspection fees apply.

Inspection Schedule

Foundation inspection before concrete pour, framing inspection before covering, electrical/plumbing rough-in, insulation inspection, and final inspection before occupancy certificate issued

Insurance Minimums

General liability minimum $300000 per occurrence, workers compensation if employees, surety bond $15000 required for state license

How to Get Licensed

  1. 1

    Meet Experience Requirements

    Document 4 years of construction experience or complete approved construction management education program. Gather employment verification, project documentation, and references.

  2. 2

    Complete Application

    Submit General Contractor application to Kansas Department of Commerce with required documentation, background check authorization, and application fee.

  3. 3

    Obtain Surety Bond

    Secure $15000 surety bond from licensed surety company. Bond protects consumers and remains active throughout license period.

  4. 4

    Pass PSI Examination

    Schedule and pass the PSI contractor examination covering business law, construction practices, and Kansas regulations. 70% passing score required.

  5. 5

    Provide Insurance Proof

    Submit proof of general liability insurance meeting state minimums and workers compensation if applicable.

  6. 6

    Receive License

    Upon approval, receive Kansas General Contractor license valid for 2 years. Complete 16 hours continuing education before renewal.

About This Market

Manhattan's general contracting market serves a stable college town anchored by Kansas State University. Demand stays steady with residential remodels, university facility work, and growing suburban development. Competition is moderate with 437 licensed establishments statewide - expect 15-20 active contractors in Riley County. Projects lean toward mid-range residential work, student housing renovations, and commercial maintenance. Labor costs track BLS median of $51.58/hour, but material costs fluctuate with regional supply chains.

To work this market, get your Kansas General Contractor license first - no shortcuts on the exam and bonding requirements. Manhattan's building department moves efficiently but follows code strictly. Peak season runs April to October when weather cooperates and university projects ramp up. Winter months slow down but offer good planning time for spring starts. Build relationships with K-State facilities management and local suppliers early. Students create steady small-job demand, but payment terms matter more on larger residential and commercial work.

Data Sources:

Median hourly wage: Bureau of Labor Statistics 2024Licensed establishments count: U.S. Census Bureau Economic CensusLicensing requirements: Kansas Department of CommerceInsurance minimums: Kansas contractor licensing regulationsPermit requirements: City of Manhattan Community Development Department

Frequently Asked Questions

How much does a general contractor license cost in Kansas?▾
Kansas general contractor licensing costs approximately $400-600 including application fees, exam fees, and initial surety bond. The $15000 surety bond typically costs $150-450 annually depending on credit score. Source: Kansas Department of Commerce.
What insurance do general contractors need in Manhattan KS?▾
General contractors must carry minimum $300000 general liability insurance per occurrence, workers compensation if employing others, and maintain a $15000 surety bond. Most projects require higher limits. Source: Kansas licensing requirements.
How long does it take to get a building permit in Manhattan?▾
Manhattan building permits typically process in 10-15 business days for standard residential work, longer for complex commercial projects requiring plan review. Emergency permits available for critical repairs. Source: City of Manhattan Community Development.
What is the average hourly rate for general contractors in Kansas?▾
The median hourly wage for general contractors in Kansas is $51.58 per hour or $107286 annually. Manhattan rates may be slightly higher due to university market demand. Source: Bureau of Labor Statistics 2024 data.
Do I need separate licenses for electrical and plumbing work?▾
Yes, electrical and plumbing work requires separate licensing through Kansas Department of Commerce even for general contractors. You can pull permits but licensed electricians/plumbers must perform and inspect the work. Source: Kansas licensing regulations.

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