Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Owingsville & Bath County
📍 County Seat: Owingsville 👥 Pop. 12,750 (2020) ⚖️ District Court — Bath County Courthouse Annex 🛣️ Interstate 64 Corridor 🏙️ Mount Sterling Micropolitan / Lexington Combined Area 🌿 Named for Medicinal Springs
Bath County was established in 1811 from land carved out of Montgomery County and named for its natural mineral and medicinal springs — the most famous being Olympian Springs, a 19th-century resort that drew visitors from across the country seeking the supposed healing properties of its waters. The county seat, Owingsville, was founded the same year and named for Thomas Deye Owings, a Maryland-born ironmaster who controlled the Bourbon Iron Works and became one of the state’s most influential industrial figures. With a 2020 census population of 12,750, Bath County is a rural northeastern Kentucky county situated strategically on Interstate 64 at what the county describes as the “gateway to Kentucky’s Bluegrass Region.” It is part of the Mount Sterling Micropolitan Statistical Area, which is included in the broader Lexington-Fayette–Richmond–Frankfort combined statistical area.
Bath County’s rental market is small in volume and rural in character. Agriculture — particularly livestock, cattle, and equine operations — remains the county’s economic backbone, supplemented by I-64 corridor commerce and employment. The county’s proximity to Mount Sterling (Montgomery County’s seat, approximately 10 miles west) and its connection via Interstate 64 to Lexington (roughly 55 miles west) creates some commuter demand. The courthouse fire of 1864 — caused accidentally by Union troops during the Civil War — destroyed many early county records, a fact that can occasionally surface in title research on older properties. All evictions in Bath County are Forcible Detainer actions filed in District Court at the Bath County Courthouse Annex. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🥩 The Kentucky Meat Shower (March 3, 1876) — One of the strangest events in American history: for approximately an hour on March 3, 1876, chunks of flesh fell from a clear sky over a two-acre area in Bath County; later analysis identified the material as lung, muscle, and other tissue, likely carried and dropped by a flock of vultures; the event was reported in Scientific American and remains unexplained to this day |
🌿 Olympian Springs Resort — Bath County’s famous 19th-century mineral spring resort drew travelers from across the country seeking the medicinal properties of its waters; the resort gave the county its name and represents one of Kentucky’s early tourism enterprises |
⚔️ 1864 Courthouse Fire — Union troops accidentally burned the Bath County Courthouse during the Civil War in 1864, destroying most early county records; landlords researching older property titles should be aware of this records gap |
🛣️ I-64 Gateway Position — Bath County sits at the I-64/US-60 corridor connecting Lexington to Ashland and the West Virginia border; the interstate location supports modest industrial and logistics activity and commuter access to the Lexington metro area
📊 Quick Stats
County Seat
Owingsville (~1,593 in 2020)
Other Communities
Sharpsburg, Salt Lick, Bethel, Preston, Elliottville, Olympia
Population
12,750 (2020 census); est. 12,951 (2024) — 100% rural
MSA
Mount Sterling Micropolitan Statistical Area; Lexington–Frankfort Combined Statistical Area
Major Employers
Agriculture (livestock, cattle, equine), Bath County Schools, county government, I-64 corridor commerce, Lexington commuter workforce
Eviction Court
District Court — Bath County Courthouse Annex
Circuit Court Clerk
Claudette Faudere — (606) 674-2186
Courthouse Address
19 E. Main St. (P.O. Box 558), Owingsville, KY 40360
Rent Control
None — Kentucky preempts local rent control
Governing Law
KRS Chapter 383 / HB128 (2023) for leases on or after effective date
⚡ Eviction At-a-Glance
Nonpayment Notice
14-Day Notice to Pay or Vacate
Lease Violation
14-Day Notice to Cure; termination no sooner than 30 days
Month-to-Month Term.
1 Month’s Written Notice
Week-to-Week Term.
5-Day Written Notice
Eviction Filing
Forcible Detainer — District Court
Eviction Timeline
3–6 weeks typical after notice period
Security Deposit Cap
2× monthly rent (plus 1st month’s rent & fees)
Deposit Return
30 days with itemized deductions
Deposit Penalty
$250 or 2× amount withheld, whichever greater
Habitability Duty
Nonwaivable (KRS 383.595 / HB128)
Statute
KRS Chapter 383 — HB128 (2023 Session)
Bath County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Bath County are filed in District Court at the Bath County Courthouse Annex, 19 E. Main Street, Owingsville, KY 40360 (mailing: P.O. Box 558). Circuit Court Clerk: Claudette Faudere — Phone: (606) 674-2186 — Fax: (606) 674-3996. Hours: Monday–Friday 8:00 AM–4:00 PM. Payment accepted by cash, money order, certified check, local personal check, or out-of-town check with office approval. ePay available online. Facility has designated disability parking, elevators, and ramps.
Nonpayment of Rent — Notice
Under HB128 (KRS 383.660), serve the tenant a 14-day written notice to pay or vacate stating that if rent remains unpaid after 14 days, the lease terminates on that date or a later specified date. Retain dated, verifiable proof of service. If the tenant pays in full within 14 days, the lease continues and no eviction may be filed. This replaced the prior 7-day requirement.
Lease Violation — Notice & Cure
For non-rent violations, serve a 14-day written notice to cure or quit specifying the exact act or omission. If remedied within 14 days, the lease continues. If not, the lease terminates on a date no sooner than 30 days from the original notice. Repeat violations of the same kind within 6 months, or imminent health/safety threats or criminal acts, may allow accelerated termination — consult a Kentucky attorney.
Month-to-Month Termination
One full month’s written notice required to terminate a month-to-month tenancy (KRS 383.695). Week-to-week tenancies require at least 5 days’ written notice. All notices must be signed and properly served. No cause is required to terminate a periodic tenancy with proper notice.
Security Deposit
Capped at 2× monthly rent (not including first month’s rent or fees). Additional pet or alteration deposits allowed. Must be held in a dedicated, separately titled bank account — never commingled with personal or operating funds. Return within 30 days with an itemized written statement of deductions. Penalty: $250 or 2× the withheld amount, whichever is greater, plus the amount owed (KRS Sections 56–59).
Habitability — Nonwaivable Duty
HB128 imposes a nonwaivable habitability duty across 13 categories: building code compliance, weatherproofing, plumbing, water supply, heating and ventilation, electrical systems, pest and hazardous substance control (radon, lead, asbestos, mold), clean common areas, trash receptacles, floors/walls/windows in good repair, landlord-supplied appliances, exterior door and window locks, and required safety equipment. No lease clause waives this. Tenants have repair-and-deduct rights (up to one month’s rent per repair) after proper notice and failed cure.
Landlord Entry — Notice
Standard entry: 24 hours’ advance notice, reasonable time only. Routine maintenance or pest control: 72 hours’ notice or a fixed schedule given at least 72 hours before the first entry. Emergency entry: notice reasonable under the circumstances. If entering while the tenant is absent without prior notice, leave a conspicuous written notice stating fact, date, time, and reason.
Rural Market & Agricultural Workforce
Bath County is 100% rural by census classification. Agricultural workers, farm families, and equine industry employees are the core of the local rental market. For applicants with seasonal or variable agricultural income, income verification may require tax returns or bank statements rather than just pay stubs. Apply criteria consistently across all applicants. For renters with companion animals or working animals, be precise in your lease about what is and is not permitted on the property, and document any additional deposit accordingly.
Lexington Commuter Access via I-64
Bath County’s I-64 position and inclusion in the Lexington combined statistical area means some renters commute west to Lexington for employment. Verify income and employment for commuter applicants using standard documentation. Mount Sterling, just 10 miles west in adjacent Montgomery County, is the immediate regional commercial hub.
Rent Control
None. Kentucky does not permit local rent control. Landlords may raise rent freely at lease renewal. One month’s written notice is required before any increase on a month-to-month tenancy takes effect.
Self-Help Eviction
Expressly prohibited (KRS 383.690). Lockouts, utility shutoffs, or removal of tenant belongings expose the landlord to 3× periodic rent or 3× actual damages, whichever is greater. File a Forcible Detainer in District Court — it is the only legal path.
Abandoned Personal Property
Post notice at the unit and mail to last known or forwarding address. Tenant has 8 days to contact and 5 days to retrieve after contact. Landlord may charge storage costs. Unclaimed property may be sold or disposed of. Perishables, hazardous materials, and animals may be disposed of immediately (KRS Section 44). Document all steps with timestamped photos.
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).
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.
⚠️ Disclaimer: This page provides general information about Kentucky eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Kentucky attorney or local legal aid organization.
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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Bath County market: District Court — Bath County Courthouse Annex, 19 E. Main St., Owingsville. Circuit Court Clerk Claudette Faudere, (606) 674-2186. 100% rural; primary rental demand from agricultural and equine workforce plus I-64 commuters. Use tax returns or bank statements for income verification of seasonal or self-employed agricultural applicants. No rent control anywhere in Kentucky.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Healing Springs, Meat Showers, and HB128: The Bath County Landlord’s Legal Guide
Bath County is the kind of place that rewards a second look. Named for natural mineral springs that 19th-century travelers believed had healing powers, home to one of the strangest documented events in American meteorological history, and sitting squarely on Interstate 64 at what the county itself calls the gateway to the Bluegrass Region — it is simultaneously very small and surprisingly layered. With a 2020 census population of 12,750 that is classified as 100% rural, the rental market here operates on a scale and rhythm quite different from Louisville or Lexington. But the law that governs it — Kentucky’s HB128 — is exactly the same.
The County and Its Market
The Bath County rental market is dominated by agricultural and equine industry workers, county government and school employees, and a modest stream of I-64 commuters who work in Mount Sterling or Lexington but prefer the quieter pace and lower housing costs of Owingsville and the surrounding communities. The county sits in the Mount Sterling Micropolitan Statistical Area, with Mount Sterling itself just 10 miles west in adjacent Montgomery County and Lexington approximately 55 miles to the west via I-64. That connectivity gives Bath County landlords access to a commuter applicant pool with verifiable employment, though the primary demand remains locally driven.
For agricultural applicants — farm workers, equine operation employees, and self-employed farmers — standard pay stub verification may not tell the full story. Seasonal workers may have high income during certain months and little during others. The most reliable verification approach for these applicants is two years of tax returns combined with bank statements showing deposit patterns. If income is genuinely seasonal and insufficient during off-peak months, a larger security deposit (within the 2x cap) or a financially qualified co-signer provides appropriate protection. Apply whatever criteria you use consistently to every applicant.
Filing an Eviction in Owingsville
When a tenancy fails and you need the legal process, Forcible Detainer actions in Bath County are filed in District Court at the Bath County Courthouse Annex, 19 E. Main Street, Owingsville, KY 40360 (mailing P.O. Box 558). Circuit Court Clerk Claudette Faudere handles filings at (606) 674-2186. Office hours are Monday through Friday 8:00 AM to 4:00 PM. The facility has designated disability parking, elevators, and ramps. Payment is accepted by cash, money order, certified check, local personal check, or out-of-town check with office approval — ePay is also available online.
As with every Kentucky county under HB128, the notice period must fully expire before you can file. For nonpayment, that is a 14-day written notice to pay or vacate. State the termination date explicitly, serve the notice properly, and keep proof of delivery. If the tenant pays in full before the 14 days expire, the eviction is off the table. For lease violations, a 14-day cure notice and a minimum 30-day termination date apply. In a small rural county where everyone knows the local judge and the local landlords, procedural mistakes on notice carry social as well as legal consequences — doing it right the first time matters.
HB128 in a 100% Rural County
The nonwaivable habitability duty under HB128 applies to Bath County landlords the same as it applies in any Kentucky county. For landlords managing older rural housing stock — farmhouses, converted outbuildings, older frame homes in Sharpsburg, Salt Lick, or Bethel — this means the 13-category habitability checklist is not optional. Functional locks on exterior doors and windows, control of pest infestations, prevention of unsafe radon, lead, asbestos, and mold levels, and working heating and electrical systems are all required regardless of what the lease says. If a tenant gives you written notice of a problem, 14 days (or 5 days for essential services) is your window to fix it.
Security deposits deserve careful handling. Collect no more than two times monthly rent (pet and alteration deposits may be added separately), hold the funds in a dedicated account, and return the balance with itemized deductions within 30 days of move-out. The penalty for missing that window — $250 or two times the withheld amount, whichever is greater — applies regardless of county size. A small landlord in Owingsville faces the same exposure as one in Louisville. The mechanics of compliance are straightforward: keep a checklist, set a calendar reminder, and send the accounting on time.
One historical footnote worth knowing: the 1864 courthouse fire destroyed most of Bath County’s early records. For landlords or buyers researching older properties, title chains from before the Civil War may have gaps that require additional diligence. This is a well-known local issue and experienced title attorneys in the area are familiar with working around it.
This guide is for general informational purposes only and does not constitute legal advice. HB128 applies to leases made on or after its effective date; prior Kentucky law governs older leases. Consult a licensed Kentucky attorney for guidance specific to your situation. Last updated: March 2026.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. Kentucky’s Uniform Residential Landlord and Tenant Act (HB128) applies to leases made on or after its effective date; prior law governs older leases. Apply all Fair Housing protections consistently. Consult a licensed Kentucky attorney for guidance specific to your situation. Last updated: March 2026.
