The Story of the Deadliest Fire in KC History: The Coates House Hotel
In the early hours of January 28, 1978, a fire tore through the Coates House Hotel in downtown Kansas City, claiming 20 lives and leaving an indelible mark on the city’s history. Once a premier destination for dignitaries and celebrities, the aging building had, by the late 20th century, become a low-cost residence for transients. The fire not only ended the hotel’s storied past but also led to major changes in fire safety regulations and the revitalization of Quality Hill, one of Kansas City’s oldest neighborhoods.
The Visionary Behind the Landmark
Portrait of Kersey Coates. Courtesy: Missouri Valley Special Collections, Kansas City Public Library, Kansas City, MO
The Coates House Hotel was named for Kersey Coates, a prominent Kansas City developer who played a key role in shaping the city's growth in the mid-19th century. Arriving in 1854, Coates invested heavily in real estate and infrastructure, helping Kansas City become a regional hub. A railroad promoter, Union militia colonel, and founding member of the Kansas City Chamber of Commerce, he was instrumental in transforming what was once farmland into Quality Hill, an enclave of affluence overlooking the Missouri River.
Coates initially planned to build a luxury hotel in the area to attract businessmen and travelers. Work on the original Broadway Hotel began in 1857, but construction stalled during the Civil War, and the unfinished structure was repurposed as Union Army barracks. It wasn’t until 1868—after Coates saw his vision for Quality Hill materialize—that the Coates House Hotel officially opened.
Rise & Fall
Throughout the late 19th and early 20th centuries, the Coates House Hotel became one of Kansas City’s premier destinations. A major renovation in the 1880s introduced luxurious amenities, including Turkish baths, an upscale dining hall, and exclusive retail shops like a florist and a millinery boutique. The hotel was a gathering place for politicians, actors, and business leaders, welcoming guests such as Presidents Grover Cleveland, William McKinley, and Theodore Roosevelt, as well as William Jennings Bryan and renowned Shakespearean actor Edwin Booth.
Interior view of dining area. Courtesy: Missouri Valley Special Collections, Kansas City Public Library, Kansas City, MO
For decades, the Coates House was synonymous with elegance and prestige, reflecting Kansas City’s emergence as a commercial and cultural center. However, by the mid-20th century, the city’s landscape was changing. Post-World War II suburbanization led to a decline in downtown residency and commerce. Quality Hill, once a sought-after address, became increasingly neglected.
By the 1970s, the Coates House Hotel had lost its grandeur. No longer a luxury establishment, it had been converted into low-cost housing, with weekly rates as low as $12. Its former ballrooms and suites were divided into small, budget-friendly rooms, and its once-grand exterior now showed signs of decay. The building had become a residence for transients and low-income individuals, reflecting the broader struggles of downtown Kansas City during this era.
Circa 1964. Courtesy: Missouri Valley Special Collections, Kansas City Public Library, Kansas City, MO
The Tragic Night & Aftermath
Courtesy- @IAFFLocal3808 on X.
At approximately 4:00 a.m., a fire erupted in an upper-floor room of the Coates House. The aging wooden structure and lack of modern fire suppression systems allowed flames to spread quickly. Sub-freezing temperatures that night further complicated the efforts of firefighters, whose equipment was hampered by ice buildup.
St. Louis Dispatch - January 30, 1978,
With 141 residents inside, the fire turned deadly. Many tenants—some elderly, disabled, or intoxicated—were unable to escape in time. By the time the fire was extinguished, 20 people had died, making it one of the deadliest fires in Kansas City history.
In the aftermath, investigators determined the fire was likely caused by arson, though no suspect was ever charged. The tragedy exposed serious gaps in fire safety regulations, particularly for older buildings converted into low-income housing.
Courtesy- @IAFFLocal3808 on X.
The Coates House fire led to immediate changes in building codes and fire response procedures in Kansas City. Officials introduced stricter fire regulations for older structures, mandating updated fire suppression systems, emergency exits, and better evacuation protocols.
Initially, it seemed that the Coates House would be demolished, as the fire had gutted much of the structure. However, historic preservation advocates, led by the Historic Kansas City Foundation (HKCF), worked to save and repurpose the surviving northern portion of the building.
Photo by KCYesterday.com.
Rather than being lost to history, the remaining northern wing of the Coates House was redeveloped into luxury apartments, helping to jumpstart the revitalization of Quality Hill. Over the following decades, the area underwent a renaissance, with new residential and commercial developments restoring its status as a desirable downtown neighborhood. Today, it is known as the Quality Hill Apartments.