Landlord Guide to Renting in Kentucky

Kentucky permits both written and oral rental agreements. However, leases with a term of one year or more must be in writing under the Kentucky Statute of Frauds (KRS § 371.010). Written leases should clearly state the rent amount, payment schedule, lease duration, security deposit, and the obligations of landlord and tenant.

• Leases of one year or more must be in writing (KRS § 371.010)
• Month-to-month tenancies are created when no fixed term is specified or the lease expires without renewal
• Lease provisions that waive tenant rights under KRS Chapter 383 are unenforceable (KRS § 383.570)
• Landlords must identify the owner or authorized agent and provide an address for service of notices (KRS § 383.585)

Kentucky does not impose a statutory maximum on security deposits (KRS § 383.580). Landlords have broad discretion in setting deposit amounts. However, the deposit must be held in a federally insured account in Kentucky and must be kept separate from the landlord's personal funds.

• No statutory limit on security deposit amount
• Deposit must be held in a separate account at a federally insured financial institution in Kentucky (KRS § 383.580)
• Landlord must inform the tenant of the location of the account holding the deposit
• The deposit may not be commingled with the landlord's personal funds

Kentucky landlords must provide certain disclosures at or before the commencement of the tenancy. Both federal and state requirements apply.

• Lead-based paint disclosure for properties built before 1978 (42 U.S.C. § 4852d)
• Name and address of the property owner or authorized agent (KRS § 383.585)
• Move-in condition report is strongly recommended to document the state of the premises at the start of the tenancy
• Known material defects that could affect the health or safety of the tenant must be disclosed

Rent is due on the date specified in the rental agreement. Kentucky does not require landlords to provide a statutory grace period. Late fees are permitted if stated in the lease and are reasonable. A landlord must give a 7-day written notice to pay or vacate before filing an eviction action for nonpayment (KRS § 383.660).

• No statutory grace period — rent is due on the date specified in the lease
• Late fees must be specified in the lease and be reasonable in amount
• Landlords may designate acceptable methods of rent payment in the lease
• A 7-day written notice to pay rent or vacate is required before filing for eviction for nonpayment (KRS § 383.660)

Under KRS § 383.595, landlords must maintain the premises in a fit and habitable condition and comply with all applicable building and housing codes materially affecting health and safety. Landlords must make repairs within a reasonable time after receiving written notice of a deficiency.

• Maintain the premises in a fit and habitable condition (KRS § 383.595)
• Comply with all applicable building, housing, and health codes
• Provide functioning plumbing, electrical, heating, and hot water systems
• Keep common areas in a clean and safe condition

Under KRS § 383.615, landlords must provide at least two days' (48 hours) advance notice before entering the tenant's dwelling unit. Entry must be at reasonable times and for lawful purposes such as repairs, inspections, or showing the unit.

• Minimum notice: two days (48 hours) before entry (KRS § 383.615)
• Entry must be at reasonable times for lawful purposes
• Permitted purposes include repairs, maintenance, inspections, and showing the unit to prospective tenants or buyers
• No notice is required in cases of emergency

Kentucky has no state rent control or rent stabilization laws. Landlords may increase rent by any amount at the end of a lease term. For month-to-month tenancies, the landlord must provide at least 30 days' written notice before the rent increase takes effect (KRS § 383.695).

• No state or local rent control
• 30 days' written notice required for rent increases on month-to-month tenancies (KRS § 383.695)
• Rent cannot be increased during a fixed-term lease unless the lease expressly permits it
• Rent increases may not be retaliatory against tenants who exercise legal rights (KRS § 383.705)

Kentucky notice requirements depend on the type of tenancy and the reason for termination. Fixed-term leases expire at the end of the stated term without additional notice unless the lease provides otherwise.

• Month-to-month tenancy: 30 days' written notice by either party (KRS § 383.695)
• Week-to-week tenancy: 7 days' written notice
• Fixed-term lease: terminates at the end of the lease term without notice unless the lease states otherwise
• Nonpayment of rent: 7-day written notice to pay or vacate (KRS § 383.660)

Evictions in Kentucky are handled through a forcible detainer action filed in the district court of the county where the property is located (KRS § 383.210). The landlord must provide the required statutory notice before filing suit.

• Serve the required notice (7-day for nonpayment under KRS § 383.660, 14-day for lease violations under KRS § 383.660)
• File a forcible detainer action in district court (KRS § 383.210)
• The court schedules a hearing, typically within 3–7 days of filing
• If the court rules for the landlord, a writ of possession is issued and enforced by the sheriff or constable

Under KRS § 383.580, landlords must return the security deposit within 30 days after the tenancy ends and the tenant has vacated and provided a forwarding address. If deductions are made, the landlord must provide an itemized list of damages and their costs.

• Return deadline: 30 days after termination of the tenancy and delivery of possession (KRS § 383.580)
• Permissible deductions: unpaid rent, damages beyond normal wear and tear
• Landlord must provide an itemized statement of deductions with any withheld amount
• If the landlord does not comply, the tenant may recover the full deposit plus reasonable attorney fees (KRS § 383.580)