Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Frankfort, Peaks Mill, Bridgeport & Franklin County
📍 County Seat: Frankfort (pop. ~28,920) • KY State Capital 👥 County Pop. 53,352 (2020) ⚖️ Court: Franklin County Justice Center — 222 St. Clair St., Frankfort 🏛️ Kentucky State Capitol • Government Seat Since 1792 🥃 Buffalo Trace Distillery • Bourbon Heritage 🎓 Kentucky State University • Capital City Market
Franklin County was established on December 7, 1794 from portions of Shelby, Mercer, and Woodford counties and named for Benjamin Franklin, the only Kentucky county bearing that distinction. Its county seat, Frankfort, has served as the capital of Kentucky since 1792 — the year of statehood — making it one of the earliest continuously functioning state capitals in the nation. Frankfort sits in a dramatic bend of the Kentucky River, surrounded by limestone palisades and rolling bluegrass, and recorded a 2020 census population of approximately 28,920. The county as a whole counted 53,352 residents in 2020.
Franklin County’s economy is structurally distinct from every other county in Kentucky: state government is its dominant industry. The Kentucky General Assembly, the Governor’s office, the Kentucky Supreme Court, and dozens of state agencies — the Cabinet for Health and Family Services, the Finance and Administration Cabinet, the Transportation Cabinet, the Department of Education, and more — all operate from Frankfort, collectively employing thousands of state workers who form the backbone of the local rental market. Beyond government, Kentucky State University (a historically Black public university founded in 1886) contributes faculty, staff, and student renters. Buffalo Trace Distillery — one of the oldest continuously operating distilleries in the United States, tracing its history to 1775 — anchors a bourbon heritage tourism economy. The state prison complex and manufacturing at facilities including Bard Manufacturing round out major employment. All residential evictions are Forcible Detainer actions filed in District Court at the Franklin County Justice Center, 222 St. Clair Street, Frankfort, KY 40601. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🏛️ Kentucky’s Capital Since Statehood (1792) — Frankfort has been the capital of Kentucky since the Commonwealth achieved statehood, making Franklin County home to one of the oldest continuously functioning state government complexes in the nation; the current Kentucky State Capitol building, completed in 1910, is a Beaux-Arts landmark |
🥃 Buffalo Trace Distillery — Continuous Operations Since 1775 — Buffalo Trace Distillery in Frankfort traces its operational history to 1775 and has distilled bourbon continuously (except during Prohibition) ever since, making it one of the oldest operating distilleries in the United States and a flagship of Kentucky’s bourbon tourism economy |
🎓 Kentucky State University (1886) — Founded in 1886 as Kentucky Normal School for Colored Persons, Kentucky State University is one of the nation’s historically Black public universities (HBCUs) and a significant employer and student population source in Franklin County |
⚖️ Home of the Kentucky Supreme Court — The Kentucky Supreme Court, the Court of Appeals, and numerous state administrative tribunals are headquartered in Frankfort, making Franklin County the center of Kentucky’s judicial as well as executive and legislative branches
📊 Quick Stats
County Seat
Frankfort (~28,920) • Kentucky State Capital
Other Communities
Peaks Mill, Bridgeport, Bald Knob, Peaks Mill, Switzer, Polsgrove
County Population
53,352 (2020) • +3.4% since 2010
Region
Bluegrass • Kentucky River • Bluegrass Area Development District • Frankfort MSA
Major Employers
Commonwealth of Kentucky (state government), Kentucky State University, Buffalo Trace Distillery, Kentucky Correctional Institution for Women, Kentucky State Penitentiary, Bard Manufacturing, Franklin County Public Schools, Saint Joseph Hospital Frankfort
Eviction Court
District Court — Franklin County Justice Center
Court Address
222 St. Clair St., Frankfort, KY 40601
Court Phone
(502) 564-8386 (verify with clerk)
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
Franklin County Justice Center — 222 St. Clair St., Frankfort
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)
Franklin County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Franklin County are filed in District Court at the Franklin County Justice Center, 222 St. Clair Street, Frankfort, KY 40601. Phone: (502) 564-8386 (verify current clerk and hearing schedule). Frankfort is a mid-sized capital city with accessible downtown parking on and near St. Clair Street. As a government seat, the court docket is comparatively active; verify current 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 Frankfort’s mid-tier rental market, deposits commonly run $600–$1,200; document move-in and move-out condition thoroughly with signed checklists and photographs.
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). 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 first entry. Emergency: reasonable notice. Leave conspicuous written notice if tenant is absent. In a government and university market with professional tenants, maintaining a documented maintenance log is a best practice.
State Government & University Tenant Pool
Franklin County’s rental market is dominated by state government employees at all levels: legislators (session renters), agency staff, cabinet secretaries, and court system employees. Kentucky State University contributes student, faculty, and staff renters. State employees are among the most stable renters in any Kentucky market — verify employment with a state agency letter or recent pay stubs. For KSU students, verify enrollment and financial aid award letters. Legislative session renters (January–April in even years, through sine die in odd years) may seek short-term or furnished rentals; confirm lease term and termination rights clearly in writing.
Kentucky River Flood Zone Awareness
Frankfort sits in a dramatic bend of the Kentucky River, and portions of the city — particularly lower South Frankfort — lie within mapped flood zones. Landlords with properties near the river or in low-lying areas should verify FEMA flood zone status, consider flood insurance requirements (particularly for federally backed mortgages), and disclose flood risk to prospective tenants. HB128’s habitability duty covers structural integrity and weatherproofing; flood-prone properties require particular attention to foundation and drainage conditions.
Lead Paint Disclosure
For any dwelling built before 1978, federal law (42 U.S.C. § 4852d) requires written disclosure of known lead paint hazards and delivery of the EPA pamphlet “Protect Your Family from Lead in Your Home” before lease signing. Frankfort’s older historic housing stock — particularly in South Frankfort and near the Capitol district — means this requirement 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 Franklin 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.
🔍 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.
Underground Landlord
🏘️ Communities & Screening Tips
Key communities: Frankfort (county seat & state capital, ~28,920), Peaks Mill, Bridgeport, Switzer, Polsgrove, Bald Knob.
Franklin County market: Kentucky’s capital city market — uniquely dominated by state government employees, KSU faculty and students, and bourbon/tourism workers. One of Kentucky’s most stable rental markets due to the government employment base. Legislative session rentals (short-term, January–April) are a distinct sub-market. Kentucky River flood zone awareness required for lower South Frankfort properties. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
The Capital City, Buffalo Trace, and HB128: Franklin County Kentucky Landlord Law
Franklin County is unlike any other county in Kentucky, and the difference is structural. Every other county in the Commonwealth has an economy shaped by its geography, its agricultural potential, its proximity to a major city, its natural resources, or some combination of those factors. Franklin County’s economy is shaped by a single act of political decision-making that took place in 1792: the selection of Frankfort as the state capital. That choice has organized the county’s economy, its social structure, its housing market, and its rental landscape ever since.
Frankfort has been the seat of Kentucky government continuously since statehood. The Kentucky General Assembly convenes here. The Governor and all the statewide constitutional officers maintain offices here. The Kentucky Supreme Court sits here. Dozens of state cabinets and agencies — Health and Family Services, Education, Transportation, Finance and Administration, Revenue, and many more — operate from Frankfort. The Kentucky State Police has its headquarters here. The result is a government employment base that is large, stable, and remarkably recession-resistant by the standards of most mid-sized American cities. When the broader economy contracts, state government employees largely keep their jobs and their paychecks. That makes Franklin County’s rental market one of the most fundamentally stable in Kentucky — not the most exciting, not the fastest-growing, but reliably occupied and consistently cash-flowing.
A Market Within a Market: The Legislative Session Sub-Rental
One feature of Frankfort’s rental market that has no parallel elsewhere in Kentucky is the legislative session rental. The Kentucky General Assembly convenes in January of each year, with even-numbered years featuring the longer regular session (typically running through April) and odd-numbered years featuring a shorter session. During session, 138 legislators — 100 House members and 38 Senators — must be in Frankfort for floor sessions and committee meetings. Many of them, particularly those who represent districts more than an hour away from the capital, maintain short-term housing in Frankfort for the duration of the session rather than commuting daily.
This creates a distinct sub-market for furnished short-term rentals and month-to-month apartments, concentrated in the January–April window. If you are a landlord targeting this segment, there are a few practical considerations. First, confirm whether the arrangement is a residential tenancy subject to URLTA or a transient/hotel-style occupancy outside it — the 30-day threshold is the key dividing line. For a legislator who rents a furnished apartment month-to-month for the session, URLTA almost certainly applies, and all of HB128’s notice and habitability requirements are in force. For a weekly or nightly arrangement, the legal framework may differ; consult a Kentucky attorney. Second, document the lease term and termination provisions clearly — a legislator whose session ends early or extends past its scheduled date needs clear contractual terms for how the tenancy terminates. Third, furnished units carry their own move-in and move-out documentation requirements; photograph all furnishings and their condition before and after occupancy.
Kentucky State University and the Student Rental Market
Kentucky State University, founded in 1886 as the Kentucky Normal School for Colored Persons, is one of the nation’s historically Black public universities and sits on a ridge above Frankfort’s west side. KSU has an enrollment in the range of several thousand students plus a faculty and staff complement that contributes meaningfully to the local rental market. Student renters from KSU tend to cluster in neighborhoods within reasonable distance of campus; verify enrollment status with the university’s enrollment office or require a current enrollment verification letter, and request financial aid award letters to confirm the funded portion of the student’s academic-year budget. Co-signing arrangements for student renters who lack independent income are common — if you require a co-signer, apply that requirement consistently to all student applicants.
Buffalo Trace, Bourbon Tourism, and the Frankfort Identity
Buffalo Trace Distillery sits on the banks of the Kentucky River in Frankfort and has been distilling bourbon on that site, with the exception of the Prohibition years, since the 1800s — the site’s documented distilling history traces to 1775, making it one of the oldest continuously operating distilleries in the United States. Buffalo Trace is both a major employer and a significant tourism draw, contributing to the bourbon trail economy that has made Frankfort more of a destination city than its modest size might suggest. The distillery’s visitor center, tours, and retail operations bring tens of thousands of visitors annually. For landlords with properties near the river district or in neighborhoods frequented by bourbon tourists, short-term rental interest is real — apply the standard URLTA applicability analysis for sub-30-day stays.
The Kentucky River and Flood Risk in South Frankfort
Frankfort occupies a dramatic horseshoe bend of the Kentucky River, with limestone palisades rising on both banks. The city’s location is visually striking — and periodically problematic. Lower South Frankfort, situated in the floodplain below the palisades, has experienced significant flooding events in the past. Properties in low-lying areas near the river carry genuine flood risk that is relevant to both habitability and landlord liability. Before renting a property in a potentially flood-prone location, verify its FEMA flood zone status through the National Flood Insurance Program’s flood map service. If the property is in a Special Flood Hazard Area and has a federally backed mortgage, flood insurance is likely required. Disclose flood risk to prospective tenants honestly — not doing so can create liability well beyond the scope of a standard landlord-tenant dispute.
Filing at the Franklin County Justice Center
All residential evictions in Franklin County are Forcible Detainer actions filed in District Court at the Franklin County Justice Center, 222 St. Clair Street, Frankfort, KY 40601, phone (502) 564-8386. As a capital city courthouse, the Franklin County Justice Center handles a relatively active civil docket compared to rural county courthouses; verify current hearing dates, filing requirements, and clerk contact before filing. Parking is available on and near St. Clair Street in downtown Frankfort. Your 14-day nonpayment notice must fully expire before filing; for lease violations, both the 14-day cure period and the 30-day minimum termination period must run. Bring the original lease, the notice with proof of service, and a complete payment and communications record.
HB128 in the Capital City
Kentucky’s HB128 applies uniformly in Franklin County. The core requirements: 14-day written notice to pay or vacate for nonpayment; 14-day notice to cure or quit for lease violations with termination no sooner than 30 days; one month’s written notice for month-to-month termination; security deposits capped at two times monthly rent, held in a separate account, returned within 30 days with itemized deductions, with a penalty of $250 or twice the withheld amount for noncompliance; nonwaivable habitability across 13 categories; 24-hour notice for standard entry, 72 hours for routine maintenance; and self-help eviction prohibited with a penalty of three times periodic rent.
In a market dominated by state employees and university staff — people who work in buildings where the laws are literally written and enforced — procedural compliance is not optional. State employees and their family members are not more likely to litigate landlord-tenant disputes than other tenants, but they are more likely to know their rights. Follow the statute, document everything, and you will be well positioned in any dispute that reaches the Franklin County Justice Center.
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 rentals of 30 days or fewer may fall outside URLTA; consult a Kentucky attorney. Flood zone status should be verified through FEMA flood maps. Last updated: March 2026.
