Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Owensboro, Whitesville, Philpot, Sorgho & Daviess County
📍 County Seat: Owensboro (pop. ~60,183) 👥 County Pop. 103,312 (2020) • KY’s 4th-largest city ⚖️ Court: Holbrook Judicial Center — 100 E. 2nd St. 🎵 Bluegrass Music Hall of Fame • Bar-B-Q Capital of the World 🥃 Bourbon & Distilling Heritage Since 1804 🏥 Owensboro Health • Kimberly-Clark • Toyota
Daviess County was formed on January 14, 1815 from Ohio County and named for Major Joseph Hamilton Daveiss — a state’s attorney who prosecuted Aaron Burr and was killed at the Battle of Tippecanoe in 1811. (A clerk misspelled the name in the enabling act; the error was never corrected and the county has been “Daviess” ever since.) Its county seat, Owensboro, was originally called “Yellow Banks” for the color of the Ohio River soil before being renamed for Abraham Owen, another Tippecanoe casualty. Owensboro is Kentucky’s fourth-largest city with a 2020 population of 60,183; the county as a whole counted 103,312 residents. Daviess County has been distilling spirits since Walter McFarland began making whiskey near Panther Creek around 1804; by the 1880s the county operated 18 large distilleries simultaneously, and three remain active today. The city is home to the Bluegrass Music Hall of Fame and Museum and is recognized as the Barbecue Capital of the World, hosting the International Bar-B-Q Festival every second weekend in May. Temple Adath Israel — organized in 1858 and built in 1877 — is one of the oldest Jewish synagogues in the United States.
Owensboro is the business and retail hub of western Kentucky, anchored by a diverse economy spanning healthcare (Owensboro Health, 4,600+ employees), manufacturing (Kimberly-Clark, Toyota, Siemens), energy (Southern Star Central Gas Pipeline, Texas Gas Transmission), education (Brescia University, Kentucky Wesleyan College, Owensboro Community and Technical College), and bourbon/craft distilling. The rental market is robust by rural Kentucky standards, driven by a growing population (+6.4% 2010–2020), hospital and university employment, and proximity to the Ohio River. All evictions in Daviess County are Forcible Detainer actions filed in District Court at the Holbrook Judicial Center in downtown Owensboro. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🎵 Bluegrass Music Hall of Fame & Museum — Owensboro is home to the Bluegrass Music Hall of Fame and Museum (formerly the International Bluegrass Music Museum), the definitive institution dedicated to preserving the history of bluegrass music and inducting its greatest performers into the Bluegrass Hall of Fame |
🍖 Barbecue Capital of the World — Mutton & Burgoo — Owensboro holds the International Bar-B-Q Festival every second weekend in May; what makes Daviess County barbecue distinctive is its use of mutton (sheep) and burgoo (a thick stew of mutton and other meats) — a tradition rooted in the county’s 19th-century sheep-herding economy when mutton was far more plentiful than beef |
🥃 18 Distilleries in the 1880s — Daviess County has produced Kentucky bourbon since at least 1804, when Walter McFarland established a distillery near Panther Creek; at its peak in the 1880s the county operated 18 large distilleries simultaneously; three remain active today, including one dating to 1869 |
🕍 Temple Adath Israel (1858) — One of America’s Oldest Synagogues — Organized in 1858 and built in 1877, Temple Adath Israel in Owensboro is among the oldest Jewish synagogues in the United States, reflecting the depth and diversity of Owensboro’s 19th-century immigrant and commercial communities
📊 Quick Stats
County Seat
Owensboro (4th-largest city in KY; ~60,183 in 2020)
Other Communities
Whitesville, Philpot, Sorgho, Maceo, Panther, Utica, Stanley
County Population
103,312 (2020) • Metro 116,506 est. • +6.4% since 2010
Region
Western Coal Field • Ohio River • Green River Area Development District • Owensboro MSA
Major Employers
Owensboro Health (4,600+), Kimberly-Clark, Toyota, Siemens, Southern Star Central Gas Pipeline, Texas Gas Transmission, Brescia University, Kentucky Wesleyan College, OCTC, Green River Distilling Co., MPD Inc., Daviess County Public Schools, Diocese of Owensboro
Eviction Court
District Court — Holbrook Judicial Center
Circuit Court Clerk
Janet Coleman — (270) 687-7207 (verify current clerk with court)
Court Address
Holbrook Judicial Center, 100 E. 2nd St. (P.O. Box 277), Owensboro, KY 42302-0277
Downtown Parking Garage, 112 Daviess St. (70+ free 2-hr spaces); Locust St. Garage, 414 W. 2nd St. (4 blks west, free first 2 hrs)
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 Location
Holbrook Judicial Center — 100 E. 2nd St., Owensboro
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)
Daviess County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Daviess County are filed in District Court at the Holbrook Judicial Center, 100 E. 2nd Street (P.O. Box 277), Owensboro, KY 42302-0277. Circuit Court Clerk: (270) 687-7207 (verify current clerk with the court). District Court civil/traffic: (270) 687-7200; Circuit Civil: (270) 687-7220. Parking: Downtown Parking Garage at 112 Daviess St. (70+ free 2-hour spaces); Locust Street Garage at 414 W. 2nd St. (all-day, free first 2 hours, 4 blocks west). Verify current District Court civil hearing dates with the clerk before filing.
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. In a market where rents are moderate by western Kentucky standards, always document move-in and move-out condition thoroughly in writing to support any deductions.
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. Respond to written maintenance notices within 14 days (5 days for essential services). This duty cannot be waived by lease language.
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. In a larger market with professional tenants including healthcare and university workers, document all entry in a maintenance log.
Owensboro Housing Market & Tenant Profile
Owensboro is a stable, growing mid-sized market. Median household income (county) was $65,323 in 2023; median property value $185,800. Key tenant segments include healthcare workers (Owensboro Health, 4,600+ employees serving 16 counties), university students and faculty (Brescia University, Kentucky Wesleyan, OCTC), manufacturing workers (Kimberly-Clark, Toyota, Siemens), energy sector (Southern Star, Texas Gas), and retail/service employees. Standard employment verification (pay stubs, offer letters) applies for most applicants. Verify student tenants’ enrollment and, for graduate/professional students, financial aid award letters.
BBQ Festival & Short-Term Rental Note
The International Bar-B-Q Festival (second weekend in May) and the Bluegrass Music Hall of Fame draw significant tourism to Owensboro. Owners of properties marketed primarily as short-term vacation rentals (<30 days) should verify with a Kentucky attorney whether URLTA applies to their arrangement; short-term transient occupancy is generally not covered by KRS Chapter 383. Check any applicable City of Owensboro short-term rental registration or licensing requirements.
Lead Paint Disclosure
For any dwelling built before 1978, federal law (42 U.S.C. § 4852d) requires the landlord to disclose known lead paint hazards and provide the EPA pamphlet “Protect Your Family from Lead in Your Home” before lease signing. Given Owensboro’s housing stock age, this applies frequently.
Rent Control
None. Kentucky does not permit local rent control. Landlords may raise rent freely at lease renewal with proper notice.
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 Holbrook Judicial 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.
🔍 Reduce Your Risk Before Signing a Lease:
Kentucky landlords who screen tenants carefully before signing a lease significantly
reduce their risk of ending up in eviction court. Understanding
tenant screening in Kentucky —
including background checks, credit history, income verification, and rental references — is one of the most
cost-effective steps you can take to protect your rental property. Before you ever need Kentucky's
eviction process, proper tenant screening can help
you identify red flags early and avoid problem tenancies altogether.
Ready to File?
Generate Kentucky-Compliant Legal Documents
AI-generated, state-specific eviction notices, pay-or-quit letters, lease termination documents, and more — pre-filled with your tenant's information and built to Kentucky requirements.
Select your state, eviction reason, and the date you plan to serve notice. We'll calculate your earliest filing date and key milestones.
⚠️ 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.
Daviess County market: Growing mid-sized western KY city. Healthcare, manufacturing, education, and energy workers dominate the rental pool. Verify healthcare workers via employer letter; students via enrollment + financial aid. For pre-1978 housing, provide lead paint disclosure and EPA pamphlet. Festival tourism (Bar-B-Q Festival, Bluegrass Hall of Fame) may generate short-term rental interest — verify URLTA applicability with counsel for sub-30-day rentals. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Mutton, Bluegrass, and HB128: Daviess County Kentucky Landlord Law
In the 1880s, eighteen distilleries operated simultaneously in Daviess County. The county’s sheep population in 1860 was nearly double its cattle herd, which is why Owensboro’s barbecue tradition centers on mutton and burgoo rather than the beef or pork most Americans associate with the word. The International Bar-B-Q Festival, held every second weekend in May, draws tens of thousands of visitors to what has styled itself the Barbecue Capital of the World. The Bluegrass Music Hall of Fame and Museum — the institution dedicated to preserving and honoring bluegrass music and its performers — is located here. Temple Adath Israel, organized in 1858, is one of the oldest Jewish synagogues in the United States. And all of this sits in the context of a growing, increasingly diverse mid-sized city that is Kentucky’s fourth-largest, with a 103,000-person county that grew 6.4% in the decade before the 2020 census.
For landlords, Daviess County is one of western Kentucky’s most active rental markets — anchored by Owensboro Health’s 4,600-plus employees, large manufacturing facilities (Kimberly-Clark, Toyota, Siemens), two private four-year colleges, a community and technical college, and major energy companies headquartered or operating here.
Filing at the Holbrook Judicial Center
All evictions in Daviess County are Forcible Detainer actions filed in District Court at the Holbrook Judicial Center, 100 E. 2nd Street (P.O. Box 277), Owensboro, KY 42302-0277. District Court civil/traffic: (270) 687-7200; Circuit Civil: (270) 687-7220; Clerk: (270) 687-7207. For filers driving downtown, the parking garage at 112 Daviess Street has more than 70 free two-hour spaces; the Locust Street Garage at 414 W. 2nd Street (four blocks west) offers all-day parking free for the first two hours. Verify current District Court civil hearing dates with the clerk before filing. Your 14-day nonpayment notice must fully expire before you file; the 14-day cure / 30-day termination timeline applies for lease violations.
A Growing Market with a Diverse Tenant Pool
Owensboro’s rental pool is more varied than most western Kentucky markets. Owensboro Health serves 16 counties in Kentucky and two in Indiana from its regional hospital; its workforce includes nurses, physicians, technicians, and administrators at every income level. Manufacturing employers — Kimberly-Clark, Toyota, Siemens — provide stable blue-collar and technical employment. Brescia University (Catholic, founded 1950) and Kentucky Wesleyan College (Methodist, founded 1858) together enroll several hundred students annually; OCTC adds thousands more. Southern Star Central Gas Pipeline and Texas Gas Transmission anchor the energy sector. For each applicant segment, apply your income ratio and verification method consistently: pay stubs for hourly workers, offer letters for new employees, enrollment verification and financial aid award letters for students, and tax returns plus bank statements for self-employed applicants.
Lead Paint, Festival Tourism, and HB128 Essentials
Given the age of Owensboro’s housing stock, federal lead paint disclosure requirements apply frequently. For any dwelling built before 1978, provide the tenant with written disclosure of known lead paint hazards and the EPA pamphlet “Protect Your Family from Lead in Your Home” before lease signing. The Bar-B-Q Festival and Bluegrass Hall of Fame draw significant tourism; if you operate short-term vacation rentals (<30 days), verify with a Kentucky attorney whether URLTA applies — transient occupancy is generally outside KRS Chapter 383 — and check whether the City of Owensboro requires short-term rental registration or licensing.
Kentucky’s HB128 essentials: 14-day written notice to pay or vacate for nonpayment; 14-day notice to cure or quit for violations (termination no sooner than 30 days from notice); one full month’s written notice to terminate month-to-month; deposit capped at 2× monthly rent; held in a separate account; returned within 30 days with itemized deductions; penalty of $250 or 2× withheld, whichever greater; nonwaivable habitability across 13 categories; 24-hour advance notice for standard entry, 72 hours for routine maintenance; self-help eviction prohibited — penalty is 3× periodic rent.
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. Federal lead paint disclosure requirements apply to pre-1978 housing. Short-term vacation rentals of 30 days or fewer may not be covered by URLTA; consult a Kentucky attorney. Last updated: March 2026.
