🏛️ Courthouse Information and Locations for Kentucky
Kentucky Eviction Laws: Notice Requirements, Process, and Timelines
Kentucky handles evictions through District Court using a Forcible Detainer process. For nonpayment of rent, landlords must provide a 7-day notice to pay or quit, giving tenants a short window to cure before court proceedings can begin. Lease violations also require a 14-day notice with an opportunity to cure. Kentucky’s process is relatively straightforward, though timelines can vary significantly between urban and rural counties. Below you’ll find the key details every Kentucky landlord needs to know.
Kentucky Eviction Laws
Comprehensive guide to Kentucky's eviction process, including notice requirements, timelines, court procedures, costs, tenant protections, and landlord rights. Cases are typically filed in District Court.
⚡ Quick Overview
💰 Nonpayment of Rent
Kentucky URLTA applies ONLY in specific adopting counties (including Jefferson/Louisville, Fayette/Lexington, and ~20 others). Non-URLTA counties use common law forcible detainer (KRS §383.200-383.285), which may have different procedures. The 7-day nonpayment notice under §383.660(2) requires payment of the FULL amount owed - accepting partial payment may restart the notice period. Tenant can cure by paying within the 7-day period. If the same nonpayment recurs within 6 months, landlord can issue 14-day unconditional quit. Late fees: no statutory cap, but Hemlane and others report 10% industry standard. Security deposit max: 1 month per KRS §383.580(1).
📋 Lease Violation
14-day notice to cure. If same violation recurs within 6 months, landlord can give 14-day unconditional quit notice.
📬 Service of Process
Summons served by court officer. If tenant cannot be located, court may appoint warning order attorney.
🏛️ Court & Legal Information
Louisville (Jefferson County) can be slower. Most counties are relatively fast.
⚖️ Appeals & Post-Judgment
Sheriff/constable executes writ of restitution. Landlord changes locks.
📦 Tenant Property & Abandonment
No specific abandoned property statute. Tenant must notify landlord of absences >7 days (KRS §383.670). After writ of possession execution, follow general property handling requirements.
🏦 Security Deposits
Must hold in separate account (KRS §383.580(1)). If tenant leaves owing rent & doesn't demand return: landlord may claim after 30 days. If refund due: landlord sends notice to last known address; if no response within 60 days, landlord may retain. No explicit "return within X days" deadline - timing driven by tenant demand.
💵 Late Fees
Must be in lease. Courts may find excessive fees unenforceable.
🛡️ Tenant Protections
No rent control in Kentucky.
🏙️ Local Overrides & City-Specific Rules
Louisville may have additional local housing requirements. Check metro ordinances.
Underground Landlord📝 Kentucky Eviction Process (Overview)
- Serve the required notice based on the eviction reason (nonpayment or lease violation).
- Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
- File an eviction case with the District Court. Pay the filing fee (~$75).
- Tenant is served with a summons and has the opportunity to respond.
- Attend the court hearing and present your case.
- If you prevail, obtain a writ of possession from the court.
- Law enforcement executes the writ and removes the tenant if necessary.
🏛️ Courthouse Information and Locations for Kentucky
📊 Data Confidence
ℹ️ Filing fees are approximate and may change - verify with local court clerk before filing | ℹ️ Eviction timelines are estimates - actual duration varies by county caseload, tenant response, and case complexity
Underground Landlord
Kentucky Evictions: Complete Landlord Guide (Updated January 2026)
Disclaimer: General educational information only, not legal advice. Kentucky eviction rules vary significantly depending on whether your property is in a URLTA jurisdiction. Consult a qualified Kentucky attorney for legal advice on your specific situation.
Overview: How Evictions Work in Kentucky
Kentucky evictions are filed as Forcible Detainer actions in District Court. However, Kentucky eviction rules are shaped by statute, local procedure, and—importantly—whether the property is in an area that has adopted the Uniform Residential Landlord and Tenant Act (URLTA). Kentucky is “split” in that URLTA applies only where locally adopted.
This means landlords must confirm whether their city or county is a URLTA jurisdiction before relying on a generic checklist. The notice requirements, cure periods, and procedures can differ significantly depending on URLTA coverage.
Kentucky does not allow self-help evictions. Landlords cannot change locks, shut off utilities, or remove tenant belongings without a court order. Only the sheriff can physically remove a tenant after the court issues a judgment for possession.
Critical: URLTA vs. Non-URLTA Jurisdictions
Some Kentucky locations have adopted URLTA, while many have not. This distinction matters because:
- URLTA jurisdictions: Follow the statutory notice periods (7-day for nonpayment, 14-day for lease violations) and procedures outlined in the URLTA statute.
- Non-URLTA jurisdictions: Procedures are more dependent on lease terms and common-law principles. Notice expectations can differ, and landlords may have more flexibility but also less statutory guidance.
This is why Kentucky landlords should avoid “one-size-fits-all” eviction notices downloaded online without first verifying which rules apply to their specific property location.
Kentucky Notice Requirements (URLTA Jurisdictions)
Nonpayment of Rent: 7-Day Pay-or-Quit Notice
Kentucky’s URLTA statute provides that if rent is unpaid when due and the tenant fails to pay within seven (7) days after written notice of nonpayment and intent to terminate, the landlord may terminate the rental agreement.
How to use it effectively:
- State the exact amount owed (rent + any allowed fees if the lease permits)
- State the deadline clearly (7 days from receipt)
- State that failure to pay results in termination and eviction filing
- Keep proof of how and when the notice was delivered
Lease Violations: 14-Day Notice to Cure/Quit
Kentucky’s URLTA framework provides for notice and cure for material noncompliance, often structured around a 14-day termination date with a cure window. For most non-rent breaches, Kentucky gives tenants an opportunity to fix the problem before termination—unless it’s a repeated breach or serious issue that cannot be cured.
Other Notice Situations
- Repeated violations: If the tenant has committed the same violation before, the cure opportunity may be limited or eliminated.
- Serious violations: Some violations (illegal activity, serious property damage) may allow for shorter notice or no cure opportunity.
- Month-to-month termination: Typically requires 30 days’ written notice before the end of the rental period.
- Non-URLTA areas: Notice requirements depend on lease terms and common-law principles; verify local requirements.
Kentucky Eviction Process Timeline (Step by Step)
Step 1 – Verify URLTA coverage. Before taking any action, confirm whether your property is in a URLTA jurisdiction. This determines which notice requirements apply.
Step 2 – Serve the proper notice. Deliver the correct written notice based on the reason for eviction (7-day for nonpayment, 14-day for lease violations under URLTA). Keep proof of delivery.
Step 3 – File the eviction action. After the notice period expires without compliance, file a Forcible Detainer action in District Court in the county where the property is located. Include copies of the lease, notice, proof of service, and rent ledger.
Step 4 – Serve the tenant. The court documents must be properly served on the tenant, who then has an opportunity to appear and present defenses.
Step 5 – Court hearing. Both parties appear before the judge. The landlord must be ready with:
- Lease agreement
- Rent ledger showing amounts owed
- Notice and proof of delivery
- Photos and communications if the case involves lease violations
If the tenant contests, judges tend to focus on notice sufficiency and whether the landlord followed required steps.
Step 6 – Judgment and possession. If the landlord proves their case, the court enters judgment for possession. The sheriff then enforces the judgment if the tenant does not vacate voluntarily.
Tenant Defenses You Should Expect
Common defenses include:
- Improper notice: Wrong number of days, unclear deadline, or failure to include required language.
- Payment disputes: Misapplied funds or partial payments that the landlord accepted.
- Repair/habitability issues: Landlord failed to maintain the property in livable condition.
- Retaliation: Eviction appears to be in response to tenant complaints or exercising legal rights.
- Discrimination: Eviction based on protected class status.
- Wrong jurisdiction rules applied: Landlord used URLTA procedures in a non-URLTA area, or vice versa.
Even when defenses don’t win the case, they can slow things down, especially if the landlord’s documentation is thin.
Landlord Mistakes That Cost Weeks
- Giving the wrong notice length (7 vs. 14 vs. lease-based termination)
- Using URLTA procedures in a non-URLTA jurisdiction (or vice versa)
- Failing to document how the notice was delivered
- Accepting rent after serving termination notice in a way that undermines the eviction
- Filing against the wrong parties (not naming all adult occupants as required locally)
- Incomplete or unclear rent ledger
Kentucky Eviction Context (Late 2025–January 2026)
Kentucky’s eviction process is relatively straightforward in URLTA jurisdictions when notices match the statutory requirements. Urban areas like Louisville (Jefferson County) and Lexington (Fayette County) may have heavier dockets, while rural counties often move faster.
The split between URLTA and non-URLTA jurisdictions remains a key consideration for Kentucky landlords. Always verify which rules apply before proceeding. Post-pandemic, some rental assistance programs remain available through local agencies for qualifying tenants.
Best Practices for Kentucky Landlords
- Verify URLTA applicability for your specific property location before taking any action.
- Use the statutory 7-day nonpayment language when URLTA applies.
- Keep a tight, printable rent ledger and communications log.
- Document notice delivery carefully—who, when, how.
- Stay professional in all communications: texts and emails get shown to judges constantly.
- Don’t accept rent after serving a termination notice unless you intend to cancel the eviction.
- Name all adult occupants in your filing as required locally.
- Never attempt self-help eviction.
Quick Reference: Kentucky Eviction Rules (URLTA Jurisdictions)
- Nonpayment of rent: 7-day notice to pay or quit
- Lease violations: 14-day notice to cure or quit
- Month-to-month termination: Typically 30-day notice
- Court type: District Court (Forcible Detainer)
- URLTA coverage: Varies by city/county—verify before proceeding
- Removal: Sheriff only, after court judgment
- Self-help evictions: Prohibited
Bottom line: Kentucky is straightforward when you’re inside URLTA coverage and your notices match the statute. The biggest risk is assuming URLTA applies everywhere—confirm jurisdiction first, then proceed.