Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Grayson, Olive Hill, Soldier & Carter County
📍 County Seat: Grayson 👥 Pop. 26,627 (2020) ⚖️ Justice Center — 100 E. Main St. • District Court Every Wed. 9 a.m. 🦇 Carter Caves State Resort Park 🎸 Tom T. Hall — “The Storyteller” Born in Olive Hill 🛣️ I-64 Corridor • Huntington-Ashland MSA
Carter County was formed on February 9, 1838, from portions of Greenup and Lawrence Counties and named for Colonel William Grayson Carter, a Kentucky State Senator from 1834 to 1838. The county seat, Grayson, was named for his uncle, Colonel Robert Grayson. Carter County covers 412 square miles in the Appalachian foothills of eastern Kentucky along the I-64 corridor, with a 2020 census population of 26,627. It is part of the Huntington-Ashland, WV-KY-OH Metropolitan Statistical Area. The county was known in its early years for five iron furnaces and later developed a clay products and refractory brick industry. Carter Caves — an extensive limestone cave system that served as a saltpeter source during the War of 1812 — has been a major tourist attraction since 1924 and anchors Carter Caves State Resort Park. Tom T. Hall, the legendary country songwriter known as “The Storyteller,” was born in Olive Hill in Carter County. The city of Grayson approved full retail alcohol sales in 2013; Olive Hill followed in 2014; the rest of the county remains dry.
Carter County’s rental market is anchored by Grayson, where Kentucky Christian University provides a modest student rental component, and by an I-64 corridor workforce that commutes to Ashland and Huntington, West Virginia for employment in healthcare, manufacturing, and professional services. Carter Caves State Resort Park draws outdoor recreation and tourism activity. The county’s two principal cities — Grayson and Olive Hill — are both wet; unincorporated areas remain dry. All evictions are Forcible Detainer actions filed in District Court at the Carter County Justice Center in Grayson. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🎸 Tom T. Hall — “The Storyteller” Born in Olive Hill — Country music legend Tom T. Hall, author of more than 500 songs including “Harper Valley P.T.A.,” “Old Dogs, Children and Watermelon Wine,” and “I Love,” was born in Olive Hill in Carter County in 1936; he is one of the most distinctive narrative songwriters in American country music history |
🦇 Carter Caves — War of 1812 Saltpeter & Modern Tourism — Carter Caves, now Carter Caves State Resort Park, was a source of saltpeter used in making gunpowder during the War of 1812; the cave system has been a public tourist attraction since 1924 and features multiple interconnected caverns, climbing, kayaking, and hiking |
🏛️ Kentucky Christian University in Grayson — Founded in 1919, Kentucky Christian University (KCU) is a private liberal arts university in Grayson affiliated with the Christian Churches and Churches of Christ; it provides a modest student and faculty rental market in the county seat |
🔥 Five Iron Furnaces — 19th-Century Industrial Heritage — Carter County was noted in its early years for five iron furnaces that made it part of eastern Kentucky’s 19th-century iron industry; later, the county developed a clay products and refractory brick industry centered in Olive Hill and Hitchins
📊 Quick Stats
County Seat
Grayson (~4,217 in 2010)
Other Communities
Olive Hill, Soldier, Hitchins, Grahn, Denton, Willard
Population
26,627 (2020 census)
MSA
Huntington-Ashland, WV-KY-OH Metropolitan Statistical Area
Major Employers
Kentucky Christian University, Carter County Schools, county government, Carter Caves State Resort Park, healthcare, I-64 commuter workforce to Ashland/Huntington
Alcohol Status
Grayson city: wet (2013) • Olive Hill city: wet (2014) • Rest of county: dry
Eviction Court
District Court — Carter County Justice Center
Circuit Court Clerk
Larry D. Thompson — Circuit: (606) 474-5191 • District: (606) 474-6572
Justice Center Address
Carter County Justice Center, 100 E. Main St., Grayson, KY 41143
Court Schedule
District Court: Every Wednesday, 9:00 a.m. • Circuit Civil Motions: 1st & 3rd Monday, 1:00 p.m.
Payment
Cash, check, money order • ePay online • Elevator in east end of Justice Center
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
District Court Day
Every Wednesday, 9:00 a.m.
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)
Carter County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Carter County are filed in District Court at the Carter County Justice Center, 100 E. Main Street, Grayson, KY 41143. Circuit Court Clerk: Larry D. Thompson — Circuit: (606) 474-5191 • District: (606) 474-6572 • Fax: (606) 474-8826. Payment: cash, check, money order; ePay available online. An elevator is located in the east end of the Justice Center. Office hours: Monday–Friday 8:00 a.m.–4:00 p.m.
Court Schedule — District & Circuit
District Court: Every Wednesday at 9:00 a.m. — this is when eviction (Forcible Detainer) matters are heard. Circuit Court Civil Motions: First and third Monday of the month at 1:00 p.m. Evictions are District Court matters. Always verify your specific hearing date with the clerk’s office before filing; plan your filing date so the 14-day notice has fully expired by the Wednesday you intend to appear.
Nonpayment of Rent — Notice
Under HB128 (KRS 383.660), serve the tenant a 14-day written notice to pay or vacate stating the specific termination date. Retain dated, verifiable proof of service. If the tenant pays in full within 14 days, the lease continues. This doubled 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 breach. If remedied within 14 days, the lease continues. If not, the lease terminates on a date no sooner than 30 days from original notice. Repeat violations within 6 months, imminent health/safety threats, or criminal acts may allow faster 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: at least 5 days’ written notice.
Security Deposit
Capped at 2× monthly rent (not including first month’s rent or fees). Must be held in a dedicated, separately titled bank account. Return within 30 days with itemized written deductions. Penalty: $250 or 2× the withheld amount, whichever is greater, plus the amount owed.
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. In eastern Kentucky’s older rural housing stock, weatherproofing, heating adequacy, and moisture control are the categories most frequently implicated. Respond to written maintenance notices within 14 days (5 days for essential services).
Landlord Entry — Notice
Standard entry: 24 hours’ advance notice, reasonable time. Routine maintenance or pest control: 72 hours’ notice or a fixed schedule provided at least 72 hours before the first entry. Emergency: reasonable notice. Leave conspicuous written notice if tenant is absent.
KCU Student Market — Grayson
Kentucky Christian University (KCU) in Grayson is a private liberal arts university with a modest enrollment. Landlords renting to KCU students should apply consistent income and co-signer standards. Student applicants who cannot independently meet your income threshold should have a financially qualified co-signer (parent/guardian) on the lease. All student tenants have full HB128 protections.
Ashland/Huntington Commuter Workforce
I-64 connects Carter County to the Ashland, Kentucky and Huntington, West Virginia employment markets. Tenants commuting to Ashland (AK Steel/Cleveland-Cliffs, King’s Daughters Medical Center, Marathon Petroleum) or Huntington (Marshall University, regional healthcare, manufacturing) may rent in Carter County. Verify employment with standard pay stubs and apply your income ratio consistently.
Moist County — Grayson & Olive Hill Wet
The cities of Grayson and Olive Hill permit retail alcohol sales following local option elections in 2013 and 2014, respectively. The unincorporated county remains dry. This does not affect landlord-tenant law obligations but is relevant for property marketing in specific areas.
Rent Control
None. Kentucky does not permit local rent control. Landlords may raise rent freely at lease renewal.
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 at the Carter County Justice Center.
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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Carter County market: Justice Center, 100 E. Main St., Grayson. Clerk Larry D. Thompson, Circuit (606) 474-5191 / District (606) 474-6572. District Court every Wednesday 9:00 a.m. KCU students: require co-signer. Ashland/Huntington commuters: standard verification. Grayson & Olive Hill wet, rest of county dry. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Carter Caves, Tom T. Hall, and HB128: Carter County Kentucky Landlord Law
Tom T. Hall was born in Olive Hill, Carter County, in 1936. He went on to write more than 500 songs — earning the nickname “The Storyteller” for his detailed, character-driven narratives — and became one of the most distinctive figures in American country music. “Harper Valley P.T.A.,” “Old Dogs, Children and Watermelon Wine,” “I Love” — the catalog runs deep and wide, and it started in the Appalachian foothills of eastern Kentucky. Carter Caves, a limestone cave system that provided saltpeter for gunpowder during the War of 1812, has been drawing visitors since 1924 and now anchors a full state resort park with climbing, kayaking, and hiking alongside the caves themselves. Carter County was formed in 1838, sits on I-64 between Lexington and the Huntington-Ashland metro area, and had a 2020 population of 26,627. For landlords managing property here in 2026, the legal framework is HB128 and District Court meets every Wednesday morning in Grayson.
Filing at the Justice Center: Wednesday District Court
Evictions in Carter County are Forcible Detainer actions filed in District Court at the Carter County Justice Center, 100 E. Main Street, Grayson, KY 41143. Circuit Court Clerk Larry D. Thompson handles filings — Circuit: (606) 474-5191; District: (606) 474-6572; Fax: (606) 474-8826. Payment is accepted by cash, check, and money order; ePay is available online. The Justice Center has an elevator in the east end. District Court convenes every Wednesday at 9:00 a.m. — this is when eviction matters are heard. Circuit Court civil motions are scheduled for the first and third Monday of each month at 1:00 p.m. Plan your filing date so that your 14-day nonpayment notice has fully expired by the Wednesday you intend to appear — and always confirm the specific hearing date with the clerk’s office before filing.
The Carter County Rental Market: KCU, I-64, and Eastern Kentucky
Carter County’s rental market is shaped by several overlapping forces. Kentucky Christian University in Grayson provides a modest student rental market; KCU students who cannot independently meet your income threshold should have a financially qualified co-signer on the lease. The I-64 corridor connects Carter County to Ashland (about 30 miles west) and its significant employer base — AK Steel/Cleveland-Cliffs, Marathon Petroleum refinery, King’s Daughters Medical Center — as well as to Huntington, West Virginia and its healthcare and university anchors. Many Carter County residents commute in both directions; verify employment with recent pay stubs and apply your income ratio consistently. Carter Caves State Resort Park and local recreation draw some seasonal and vacation rental activity near the park corridor.
HB128’s nonwaivable habitability duty applies to every residential lease in Carter County. Eastern Kentucky’s older rural housing stock — and Carter County has significant inventory dating to the mid-20th century and earlier — makes weatherproofing, heating system adequacy, plumbing reliability, and moisture control the categories most likely to require proactive attention. Respond to written maintenance notices within 14 days (5 days for essential services). Return security deposits within 30 days of move-out with an itemized statement; the $250 or 2× penalty applies even on small withheld amounts. Self-help evictions are prohibited — lockouts and utility shutoffs expose you to 3× rent in damages. If you need possession back, file the Forcible Detainer.
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.
