Kentucky
This article provides a quick overview of some key Kentucky Landlord-Tenant laws applicable to residential rental units. We’ve used the Official Kentucky Statutes cited below to research this information and it should be a good starting point in learning about the law.
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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.