Kentucky

Kentucky Landlord Tenant Key Rules

Official Kentucky Forms:

 

Security Deposit

TOPIC	RULE
Security Deposit Maximum:	No maximum. Usually it’s 1-2x monthly rent.
Security Deposit Interest:	No statute
Separate Security Deposit Bank Account:	Yes Ky. Rev. Stat. § 383.580(1)
Non-refundable fees:	No statute
Pet Deposits and Additional Fees:	No statute
Deadline for Returning Security Deposit:	30 days with deductions. 60 days without deductions. Ky. Rev. Stat. § 383.580(6)(7)
Permitted Uses of the Deposit:	Owed rent. At times it’s allowed to use it for damages due to tenant’s noncompliance. Ky. Rev. Stat. § 383.580(6)
Security Deposit can be Withheld:	Yes Ky. Rev. Stat. § 383.580(6)
Require Written Description/Itemized List of Damages and Charges:	No statute
Receipt of Security Deposit:	No statute
Record Keeping of Deposit Withholdings:	No statute
Failure to Comply:	If the landlord does not keep the deposit in a separate account they are not entitled to retain any of it. Ky. Rev. Stat. § 383.580(4)

Lease, Rent & Fees:

TOPIC	RULE
Rent is Due:	At the beginning of each month, or each week in the case of a week-to-week lease unless different terms are agreed to in the rental agreement. Ky. Rev. Stat. § 383.565(2)
Payment Methods:	No statute
Rent Increase Notice:	No specific statute. However, it’s common to provide 30-day notice when making material changes to the rental agreement.
Late Fees:	No statute
Application Fees:	No statute
Prepaid Rent:	No specific statute. Check security deposit
Returned Check Fees:	$50 maximum. Ky. Rev. Stat. § 514.040(5)
Tenant Allowed to Withhold Rent for Failure to Provide Essential Services (Water, Heat, etc.):	Yes Ky. Rev. Stat. § 383.640(1)(a)
Tenant Allowed to Repair and Deduct Rent:	Yes Ky. Rev. Stat. § 383.635
Self-Help Evictions:	No Ky. Rev. Stat. § 383.655
Landlord Allowed to Recover Court and Attorney’s Fees:	Yes Ky. Rev. Stat. § 383.645
Landlord Must Make a Reasonable Attempt to Mitigate Damages to Lessee, including an Attempt to Re-rent:	Yes Ky. Rev. Stat. § 383.670

Notices and Entry:

TOPIC	RULE
Notice to Terminate Tenancy:	If a lease expires, a 10-day notice is required. Ky. Rev. Stat. § 383.695(3)
Notice to Terminate a Periodic Lease – Week-to-week:	7-day notice required. Ky. Rev. Stat. § 383.695(1)
Notice to Terminate a Periodic Lease – Month-to-Month:	30-day notice required. Ky. Rev. Stat. § 383.695(2)
Notice to Terminate Lease due to Sale of Property:	No statute
Notice of date/time of Move-Out Inspection:	No statute
Notice of Termination for Nonpayment:	7-day notice required Ky. Rev. Stat. § 383.660(2)
Notice for Lease Violation:	14-day notice required Ky. Rev. Stat. § 383.660(1)
Required Notice before Entry:	2-day notice required Ky. Rev. Stat. § 383.615(3)
Entry Allowed with Notice for Maintenance and Repairs:	Yes Ky. Rev. Stat. § 383.615(1)
Emergency Entry Allowed without Notice:	Yes Ky. Rev. Stat. § 383.615(2)
Entry Allowed During Tenant’s Extended Absence:	Yes Ky. Rev. Stat. § 383.615(4)(c)
Entry Allowed with Notice for Showing the Property:	Yes Ky. Rev. Stat. § 383.615(1)
Notice to Tenants for Pesticide Use:	No statute
Lockouts Allowed:	No Ky. Rev. Stat. § 383.655
Utility Shut-offs Allowed:	No Ky. Rev. Stat. § 383.655
Electronic Notices Allowed:	No statute

Disclosures

• Name and Addresses: Landlord must disclose property manager’s and owner’s contact info. (KRS § 383.585)
• Copy of the Lease: Tenant must be given a copy of the lease. (Best practice)
• Domestic Violence Situations: Tenants can terminate lease early with proper documentation. (KRS § 383.300)

Duties

Landlord’s Duties

• Compliance: Must comply with housing and building codes. (KRS § 383.595)
• Repairs: Make all repairs necessary to keep premises habitable. (KRS § 383.595)
• Common Areas: Keep clean and safe. (KRS § 383.595)
• Maintenance: Ensure all facilities work properly. (KRS § 383.595)
• Garbage: Provide containers and arrange removal. (KRS § 383.595)

Tenant’s Duties

• Cleanliness: Keep the premises clean and safe. (KRS § 383.605)
• Trash: Dispose of all garbage safely. (KRS § 383.605)
• Plumbing: Keep fixtures clean. (KRS § 383.605)
• Appliances: Use facilities and appliances responsibly. (KRS § 383.605)
• Damage: Do not damage property. (KRS § 383.605)
• Quiet Enjoyment: Do not disturb neighbors. (KRS § 383.605)
• Subleasing: Not allowed unless lease permits or landlord consents. (KRS § 383.585)
• Retaliation: Prohibited. (KRS § 383.705)
• Lead Disclosure: Required under federal law.