Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Madisonville, Earlington, Dawson Springs, St. Charles & Hopkins County
📍 County Seat: Madisonville (pop. ~18,472) 👥 County Pop. 44,686 (2020) ⚖️ Court: Hopkins County Justice Center — 100 S. Main St., Madisonville ⛏️ Western Kentucky Coal Field • Trover Health 🏭 Madisonville Biodiesel • Industry & Agriculture 🎓 Madisonville Community College • Regional Hub
Hopkins County was established on January 13, 1806 from Henderson County and named for General Samuel Hopkins, a Kentucky congressman and militia general who served in the War of 1812 and commanded the Kentucky militia in several western frontier campaigns. The county seat, Madisonville, was established in 1807 and named for President James Madison. Madisonville has grown into one of western Kentucky’s more significant mid-sized cities, with a 2020 population of approximately 18,472 serving as the commercial, healthcare, and educational hub for a multi-county region. Hopkins County recorded 44,686 residents in 2020 across approximately 551 square miles of Western Coal Field terrain.
Hopkins County’s economic identity, like so much of western Kentucky, has been shaped by coal. The county sits squarely in the Western Kentucky Coal Field, and surface and underground mining operations have been a defining feature of the local economy for over a century. As coal employment has declined through the 2010s and 2020s, Hopkins County has worked to diversify through healthcare (Trover Health System, now Baptist Health Madisonville), education (Madisonville Community College), manufacturing, and agriculture. The county hosts a significant soybean biodiesel processing operation and agricultural processing facilities that reflect the broader agricultural base of western Kentucky. The communities of Earlington, Dawson Springs, and St. Charles anchor smaller population centers around the county. All residential evictions are Forcible Detainer actions filed in District Court at the Hopkins County Justice Center, 100 S. Main Street, Madisonville, KY 42431. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
⛏️ Western Kentucky Coal Field Hub — Hopkins County sits in the heart of Kentucky’s Western Coal Field, one of two major coal-producing regions in the state; surface and underground mining have shaped the county’s economy, landscape, and community character for more than a century |
🏥 Baptist Health Madisonville (Trover Health Legacy) — The hospital system anchored by Baptist Health Madisonville — formerly Trover Health, named for Hopkins County native and physician Philemon Trover — is one of Hopkins County’s largest employers and the primary healthcare provider for a multi-county region of western Kentucky |
🎓 Madisonville Community College — Part of the Kentucky Community and Technical College System, Madisonville Community College provides two-year and credential programs to students across the region, contributing faculty, staff, and student demand to the local rental market |
🌱 Dawson Springs — Historic Mineral Springs Resort — Dawson Springs was once a nationally known mineral springs resort destination in the late 19th and early 20th centuries, drawing visitors who believed in the curative properties of its sulfur and iron springs; the resort era has long passed but the community retains its distinctive name and history
📊 Quick Stats
County Seat
Madisonville (~18,472)
Other Communities
Earlington, Dawson Springs, St. Charles, Nortonville, Manitou, Hanson, Nebo
County Population
44,686 (2020)
Region
Western KY Coal Field • Pennyrile ADD • Western Kentucky
Major Employers
Baptist Health Madisonville (Trover legacy), Madisonville Community College, Hopkins County Schools, county/state government, coal operations (declining), manufacturing, biodiesel/agricultural processing
Eviction Court
District Court — Hopkins County Justice Center
Court Address
100 S. Main St., Madisonville, KY 42431
Court Phone
(270) 824-7521 (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
Hopkins County Justice Center — 100 S. Main St., Madisonville
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)
Hopkins County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Hopkins County are filed in District Court at the Hopkins County Justice Center, 100 S. Main Street, Madisonville, KY 42431. Phone: (270) 824-7521. Downtown Madisonville has accessible parking near the justice center on Main Street. As a mid-sized western Kentucky city, verify current civil hearing dates and filing requirements 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 Madisonville’s mid-tier market, deposits commonly run $600–$1,200; document condition carefully at both move-in and move-out.
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 (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 the first entry. Emergency: reasonable notice. Leave conspicuous written notice if tenant is absent.
Post-Coal Transition & Tenant Profile
Hopkins County’s rental pool has shifted significantly as coal employment has contracted. The most stable tenant segments today are healthcare workers at Baptist Health Madisonville, Madisonville Community College employees and students, Hopkins County Schools employees, and county/state government workers. A smaller segment remains employed in coal operations or coal-adjacent industries. Apply income documentation consistently: pay stubs for wage employees, employer letters, prior-year tax returns for variable-income applicants. For MCC students, enrollment verification plus financial aid award letters are standard.
Dawson Springs Tornado Recovery (2021)
On December 10, 2021 — the same night as the Mayfield tornado — Dawson Springs in Hopkins County was struck by a devastating tornado that killed several residents and destroyed or severely damaged a large share of the community’s housing. Dawson Springs’ recovery is ongoing as of 2026. Landlords with rebuilt or rehabilitated properties in Dawson Springs should ensure all systems meet current building codes and HB128 habitability standards before rental. Federal disaster assistance conditions (CDBG-DR, FEMA, SBA) may restrict rental activity on properties that received reconstruction funding — consult a Kentucky attorney if applicable.
Surface Mining & Land Conditions
Hopkins County has extensive surface mining history. Properties on or adjacent to former surface mine sites may have drainage, subsidence, or soil stability issues that affect structural integrity and habitability. If renting a property near former mine sites, particularly in reclaimed surface mining areas, be aware of potential drainage and structural conditions and ensure HB128’s structural integrity and weatherproofing obligations are met.
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. A significant portion of Hopkins County’s older housing stock predates 1978.
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 Hopkins 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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⚠️ 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.
Hopkins County market: Mid-sized western KY county navigating post-coal economic transition. Baptist Health Madisonville, Madisonville Community College, and county schools anchor stable rental demand. Dawson Springs recovery creates unique housing stock considerations. Surface mining land conditions may affect properties near former mine sites. Lead paint disclosure required for pre-1978 stock. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Madisonville, the Mineral Springs, and HB128: Hopkins County Kentucky Landlord Law
Hopkins County covers 551 square miles of western Kentucky coal field terrain, and for most of the 20th century that geological fact was also an economic fact. Coal mining — surface operations cutting into the exposed seams of the Western Coal Field, underground mines following the deeper deposits — was the organizing principle of Hopkins County’s economy in a way that reached beyond employment into community identity. The county seat of Madisonville, named for President James Madison and established in 1807 two years after the county itself was formed, grew into a genuine regional hub on the strength of coal revenue, coal-supporting industries, and the infrastructure that coal royalties and taxes funded over generations.
The decline of western Kentucky coal employment has been real and consequential, but Hopkins County’s response to it has been more deliberate and more successful than in many eastern Kentucky coal counties. Madisonville is a functioning mid-sized city of nearly 19,000 with a hospital system, a community college, a retail corridor, and a level of infrastructure that reflects its century of coal-era investment. The county’s 44,686 residents in 2020 represent a market large enough to support professional property management, a meaningful rental inventory across multiple price points, and an active District Court docket that handles eviction cases with some regularity.
Dawson Springs: The Other December 2021 Tornado
The December 10, 2021 tornado outbreak that devastated Mayfield in Graves County is the more nationally known of the night’s disasters. But the same system that struck Mayfield continued northeast and hit Dawson Springs in Hopkins County with devastating force. Dawson Springs — a small community of a few thousand residents with a history as a 19th-century mineral springs resort destination — lost multiple residents and a significant portion of its housing and commercial stock in that single night. The community’s recovery has been slower and received less national attention than Mayfield’s, but it has been real. As of 2026, reconstruction is ongoing, with new housing replacing destroyed structures and rehabilitated housing returning units to service.
For landlords in and around Dawson Springs, the same considerations apply as were discussed for post-tornado Mayfield. Rebuilt and substantially rehabilitated structures must meet current building codes and all 13 categories of HB128’s nonwaivable habitability standard before being placed in residential service. Properties that received FEMA, SBA, or CDBG-DR reconstruction funding may be subject to program conditions — affordability requirements, rental restrictions, or limits on rent increases — that persist for defined periods. Read your assistance agreements and consult a Kentucky attorney if you are uncertain whether reconstruction funding conditions affect your ability to rent and at what price. Violating program conditions can result in clawback of funds and consequences separate from landlord-tenant law.
Surface Mining Land Conditions
Hopkins County has extensive surface mining history, and while reclamation requirements have improved dramatically over the past several decades, properties on or adjacent to former surface mine sites may have physical characteristics worth understanding. Reclaimed surface mine lands are typically graded and revegetated, but drainage patterns, soil compaction, and subsurface conditions can differ from undisturbed ground in ways that affect how water moves around and under structures. If you are evaluating a rental property near former surface mining areas, a basic site inspection focused on drainage conditions, foundation integrity, and any visible slope or subsidence issues is prudent. HB128’s habitability duty includes structural integrity and weatherproofing — conditions that can be affected by the hydrogeology of reclaimed mine sites.
Baptist Health Madisonville and the Healthcare Anchor
Baptist Health Madisonville — formerly Trover Health, named for Hopkins County native Dr. Philemon Trover — is one of Hopkins County’s largest employers and the primary healthcare provider for a multi-county region of western Kentucky. The hospital system employs physicians, nurses, technicians, administrators, and support staff at income levels that range from entry-level service roles to six-figure professional salaries. For landlords, healthcare workers from Baptist Health represent a highly desirable tenant segment: stable income, full employment benefits, and a demonstrated ability to pass income verification. Verify with recent pay stubs or an employer letter from the Baptist Health HR department, and apply your income ratio consistently.
Madisonville Community College contributes another stable tenant segment: faculty and professional staff with academic-year employment and predictable salaries. For students, verify enrollment and financial aid award letters. MCC student populations tend to be commuters from the surrounding region rather than traditional residential students, which means housing demand is less concentrated in dormitory alternatives and more spread across the general rental market near campus.
Filing at the Hopkins County Justice Center and HB128 Compliance
All residential evictions in Hopkins County are Forcible Detainer actions filed in District Court at the Hopkins County Justice Center, 100 S. Main Street, Madisonville, KY 42431, phone (270) 824-7521. Madisonville is a mid-sized Kentucky city with accessible downtown parking near Main Street. As a more active court than rural county courthouses in the region, verify current civil hearing dates and filing requirements before your visit. Bring your lease, notice with proof of service, and complete payment and communications record. The 14-day nonpayment notice must fully expire before filing; both the 14-day cure period and the 30-day minimum termination period apply for lease violations.
HB128 applies uniformly across Hopkins County. Written 14-day notice to pay or vacate for nonpayment. Written 14-day notice to cure for violations, termination no sooner than 30 days. One month’s written notice for month-to-month termination. Security deposits at two times monthly rent maximum in a separate account, returned within 30 days with itemized deductions. $250 or 2x penalty for improper withholding. Nonwaivable habitability across 13 categories. 24-hour entry notice. Self-help eviction prohibited at three times periodic rent. For pre-1978 housing, federal lead paint disclosure before lease signing. The law is the same across the county whether the property is a Madisonville rental near the hospital or a Dawson Springs house in the middle of recovery — compliance is the same, and the court on South Main Street is where disputes are resolved.
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. Landlords who received federal disaster assistance for reconstruction should review program conditions with a qualified attorney. 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. Landlords who received federal disaster assistance for Dawson Springs reconstruction should review program conditions with a qualified attorney. Consult a licensed Kentucky attorney for guidance. Last updated: March 2026.
