Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Beattyville, Heidelberg, Tallega & Lee County
📍 County Seat: Beattyville (pop. ~1,222) 👥 County Pop. 7,403 (2020) ⚖️ Court: Lee County Justice Center — 12 Court Sq., Beattyville 🌊 Three Forks of the Kentucky River • Red River Gorge Adjacent 🏔️ Daniel Boone NF • Appalachian Foothills 🏛️ Named for Gen. Robert E. Lee • One of KY’s Smallest Counties
Lee County was established on January 29, 1870 from parts of Breathitt, Estill, Owsley, and Wolfe counties and named for General Robert E. Lee, who had surrendered at Appomattox just five years earlier in 1865. The county seat, Beattyville, was established the same year and named for Samuel Beatty, an early settler. Lee County covers approximately 212 square miles of rugged Appalachian foothills terrain — one of Kentucky’s smallest counties by area — and recorded a 2020 census population of just 7,403 residents, making it one of the least populous counties in the state.
Lee County occupies one of the most geographically dramatic settings in all of Kentucky. Beattyville sits at the Three Forks of the Kentucky River — the confluence of the North Fork, Middle Fork, and South Fork that forms the main stem of the Kentucky River — a convergence of watersheds that drains a massive slice of eastern Kentucky and makes Beattyville both a place of scenic significance and a recurring flood risk. The county is bordered by Daniel Boone National Forest on multiple sides and lies just northeast of the Red River Gorge Geological Area, one of Kentucky’s most celebrated natural landscapes. The economy is among the most limited of any Kentucky county: the school system, county government, a small retail base, and commuter employment to Jackson (Breathitt County), Irvine (Estill County), and Booneville (Owsley County) define the modest labor market. All residential evictions are Forcible Detainer actions filed in District Court at the Lee County Justice Center, 12 Court Square, Beattyville, KY 41311. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🌊 Three Forks of the Kentucky River — Beattyville sits at the precise confluence where the North Fork, Middle Fork, and South Fork of the Kentucky River meet to form the main stem; this hydrographic convergence makes Beattyville one of the most flood-prone county seats in Kentucky, with major flood events occurring multiple times per century |
🏔️ Red River Gorge Gateway — Lee County lies immediately northeast of the Red River Gorge Geological Area in Wolfe and Menifee counties, one of Kentucky’s most spectacular natural landscapes and a nationally recognized rock climbing and hiking destination; the county benefits modestly from gorge-adjacent recreation traffic |
🏛️ Named for Robert E. Lee — Five Years After Appomattox — Lee County was established in 1870, just five years after the Civil War ended; naming a Kentucky county for the Confederacy’s commanding general in 1870 reflects the complex border-state sympathies and post-war political climate of the era |
📉 One of Kentucky’s Smallest & Most Remote Counties — With fewer than 7,500 residents in 212 square miles, Lee County is among Kentucky’s least populated and most geographically isolated counties; its rental market is correspondingly minimal, informal, and almost entirely relationship-based
📊 Quick Stats
County Seat
Beattyville (~1,222)
Other Communities
Heidelberg, Tallega, Primrose, Zachariah
County Population
7,403 (2020) • One of KY’s smallest counties by population
Region
East-Central KY • Kentucky River Headwaters • Kentucky River ADD
Major Employers
Lee County Schools, county/state government, small retail, commuter employment in Jackson (Breathitt Co.), Irvine (Estill Co.) & Booneville (Owsley Co.)
Eviction Court
District Court — Lee County Justice Center
Court Address
12 Court Sq., Beattyville, KY 41311
Court Phone
(606) 464-2586 (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
Lee County Justice Center — 12 Court Sq., Beattyville
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)
Lee County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Lee County are filed in District Court at the Lee County Justice Center, 12 Court Square, Beattyville, KY 41311. Phone: (606) 464-2586. Beattyville is one of Kentucky’s smallest county seats; call ahead to verify current office hours, clerk contact, and civil hearing dates before making the trip. Street parking is available near Court Square.
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.
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, termination no sooner than 30 days from original notice. Consult a Kentucky attorney for repeat violations or criminal acts.
Month-to-Month Termination
One full month’s written notice required (KRS 383.695). Week-to-week: 5 days’ written notice.
Security Deposit
Capped at 2× monthly rent. Held in a dedicated, separately titled bank account. Return within 30 days with itemized deductions. Penalty: $250 or 2× the withheld amount, whichever is greater. In one of Kentucky’s lowest-rent markets, the $250 floor penalty can represent the entire typical deposit; document condition meticulously.
Habitability — Nonwaivable Duty
HB128 imposes a nonwaivable habitability duty across 13 categories: structural integrity, weatherproofing, plumbing, water, heating/ventilation, electrical, pest/hazardous substances (lead, mold, asbestos), common areas, trash, floors/walls/windows, appliances, locks, and safety equipment. Respond to written maintenance notices within 14 days (5 days for essential services).
Landlord Entry — Notice
Standard entry: 24 hours’ advance notice. Routine maintenance: 72 hours’ notice. Emergency: reasonable notice. Leave written notice if tenant is absent.
Three Forks Flood Risk — Critical Habitability Note
Beattyville’s position at the Three Forks confluence makes it one of the most flood-prone county seats in Kentucky. When the North Fork, Middle Fork, and South Fork are simultaneously running high — not uncommon after significant rainfall events across the broader eastern Kentucky watershed — the convergence at Beattyville can produce severe flooding. Before renting any property in Beattyville or in low-lying areas along the Kentucky River or its forks in Lee County, verify the property’s FEMA flood zone status and its documented flood history. Disclose all known flood risk to prospective tenants in writing. HB128’s structural integrity and weatherproofing habitability obligations apply continuously in flood-adjacent locations.
Very Small Market & Written Lease Importance
Lee County’s rental market is among the smallest in Kentucky by population. Arrangements between neighbors and family acquaintances are common and are frequently informal. A written lease specifying rent, due date, term, and notice provisions is strongly recommended for every tenancy — the predictability it provides benefits both parties if the relationship becomes difficult, and it is essential for any eviction proceeding at the Lee County Justice Center.
Lead Paint Disclosure
For any dwelling built before 1978 — essentially all of Lee County’s housing stock — federal law requires written disclosure of known lead paint hazards and delivery of the EPA pamphlet before lease signing.
Rent Control
None. Kentucky does not permit local rent control.
Self-Help Eviction
Expressly prohibited (KRS 383.690). Penalty: 3× periodic rent or 3× actual damages, whichever is greater. File a Forcible Detainer at the Lee 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.
Lee County market: One of Kentucky’s smallest and most isolated markets. School and county government employees are the primary stable tenant segment. Three Forks flood risk is severe and well-documented — FEMA zone verification is essential before renting any Beattyville or river-adjacent property. Written leases strongly recommended. Lead paint disclosure required for essentially all housing. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Three Forks, Five Years After Appomattox, and HB128: Lee County Kentucky Landlord Law
Lee County was established in 1870, five years after Robert E. Lee surrendered the Army of Northern Virginia at Appomattox Court House. The naming of a Kentucky county for the Confederate commanding general in 1870 — during Reconstruction, while federal troops still occupied parts of the South and the political status of formerly Confederate states was not fully resolved — reflects the complicated border-state identity of Kentucky, which had stayed in the Union during the war but harbored substantial Confederate sympathy throughout it. Kentucky was the state that produced both Abraham Lincoln and Jefferson Davis; its Civil War-era loyalties were never simple, and the county names that were assigned in the years immediately following the war reflect that ambiguity without apology. This is offered not as political commentary but as historical context: the name on the county is the name on the courthouse, and the courthouse is where you file your eviction.
Lee County covers 212 square miles of Appalachian foothills terrain in east-central Kentucky and counted 7,403 residents in the 2020 census. It is one of the smallest counties in the state by both area and population, and its county seat of Beattyville — named for Samuel Beatty, an early settler — recorded a population of 1,222 in 2020. If those numbers suggest a very quiet place, that is not entirely wrong. But Beattyville has one geographic feature of extraordinary significance: it sits at the Three Forks of the Kentucky River.
The Three Forks and the Flood
The North Fork, Middle Fork, and South Fork of the Kentucky River converge at Beattyville. The North Fork drains much of Floyd, Johnson, Magoffin, and Pike counties. The Middle Fork drains Breathitt, Perry, and Leslie counties. The South Fork drains parts of Clay, Jackson, and Laurel counties. All of that water — from a watershed that encompasses a very large fraction of eastern Kentucky’s most precipitation-intensive terrain — converges at the same point in downtown Beattyville before flowing northwest as the Kentucky River proper toward Frankfort and the Ohio.
When it rains hard across eastern Kentucky — when a tropical remnant stalls over the mountains or a slow-moving frontal system drops several inches in 48 hours across the headwater drainages — all three forks rise simultaneously, and they arrive at Beattyville at roughly the same time. The result has been some of the worst flooding in Kentucky history. Beattyville and the lower-lying portions of Lee County along the Kentucky River have flooded severely multiple times, and the community has rebuilt multiple times. Flood control infrastructure has been improved over the decades, but the fundamental hydrology has not changed: three large river systems converge here, and when all three are high, the town is at risk.
For landlords, this is not a background fact — it is the central habitability consideration for any property in Beattyville or in the low-lying areas of Lee County along the river forks. Before renting any such property, verify its FEMA flood zone designation through the National Flood Insurance Program’s flood map service. Check its documented flood history. Disclose known flood risk to prospective tenants in writing before the lease is signed. Ensure that the property’s foundation, drainage systems, and weatherproofing meet HB128’s nonwaivable habitability standards continuously — not just at move-in but throughout the tenancy. In a confluence town, these are not precautionary measures; they are baseline obligations.
The Market and the Law in Lee County
Lee County’s rental market is among the smallest in Kentucky. The county school system and county government are the dominant employers. A small retail and service economy supports daily needs. Commuters travel to Jackson in Breathitt County, Irvine in Estill County, and Booneville in Owsley County for employment outside the county. Transfer payments — disability, veterans’ benefits, Social Security — support a meaningful share of the household economy. The housing stock is almost entirely pre-1978, requiring federal lead paint disclosure for every rental unit. Rents are very low by any Kentucky comparison, making the $250 floor penalty for improper deposit withholding a genuinely significant sum relative to the total deposit collected.
Written leases are strongly recommended in a market this small and this relationship-based. Personal familiarity between landlord and tenant is no substitute for a document that specifies the rent amount, due date, lease term, and the notice requirements that HB128 mandates. When a relationship becomes difficult — and in a county of 7,400 people where everyone knows everyone, difficult relationships exist — the written lease is the foundation of any legal remedy available at the Lee County Justice Center on Court Square in Beattyville.
File Forcible Detainer actions at the Lee County Justice Center, 12 Court Square, Beattyville, KY 41311, phone (606) 464-2586. Call ahead; the court is small and staffing is lean. HB128 compliance: written 14-day notice to pay or vacate; 14-day cure with 30-day minimum termination; one month’s written M-to-M termination notice; deposits at two times monthly rent in a separate account returned within 30 days with itemized deductions; $250 or 2x penalty; nonwaivable habitability; 24-hour entry notice; self-help eviction prohibited at three times periodic rent. The three forks converge at Beattyville regardless of the season. The law applies regardless of the relationship. Neither waits for a convenient moment.
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. Three Forks Kentucky River flood zone status must be verified through FEMA flood maps before renting any low-lying property in Beattyville or along the river forks. Consult a licensed Kentucky attorney for guidance. Last updated: March 2026.
