Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Edmonton, Summer Shade, Knob Lick & Metcalfe County
📍 County Seat: Edmonton (pop. ~1,680) 👥 County Pop. 10,290 (2020) ⚖️ Court: Metcalfe County Justice Center — 100 E. Stockton St., Edmonton 🌾 South-Central KY • Knob Country • Tennessee Border Adjacent 🚗 Glasgow & Bowling Green Commuter Zone 🏛️ Named for Gov. Thomas Metcalfe • Agriculture & Rural Character
Metcalfe County was established on May 1, 1860 from parts of Adair, Barren, Cumberland, Green, and Monroe counties and named for Thomas Metcalfe, Kentucky’s 10th governor (1828–1832) and a stonemason-turned-congressman who earned the nickname “Old Stone Hammer” for his tradesman origins. The county seat, Edmonton, was established the same year and named for Edmonton, England. Metcalfe County covers approximately 290 square miles of south-central Kentucky knob country terrain and recorded a 2020 census population of 10,290 residents.
Metcalfe County is a rural agricultural county in Kentucky’s south-central knob country, bordered to the south by Monroe County (near the Tennessee border) and positioned between the regional centers of Glasgow (Barren County, roughly 20 miles west) and Bowling Green (Warren County, roughly 35 miles northwest). The county’s economy is anchored by Metcalfe County Schools, county government, agriculture, and a commuter workforce that travels primarily to Glasgow and Bowling Green for employment in healthcare, manufacturing, and commercial services. All residential evictions are Forcible Detainer actions filed in District Court at the Metcalfe County Justice Center, 100 E. Stockton Street, Edmonton, KY 42129. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🏛️ Named for “Old Stone Hammer” — Governor Thomas Metcalfe — Thomas Metcalfe earned his nickname for his origins as a working stonemason before entering politics; he served in Congress and then as Kentucky’s 10th governor (1828–1832), representing the kind of log-cabin-to-statehouse biography that resonated with Kentucky voters in the Jacksonian era |
🌾 South-Central Kentucky Knob Country — Metcalfe County sits in the transition zone between the outer bluegrass and the Highland Rim terrain of southern Kentucky, characterized by knob hills, narrow valleys, and mixed agricultural land suited to cattle, hay, and some row crop production |
🚗 Glasgow & Bowling Green Commuter Zone — Edmonton’s position between Glasgow (~20 miles west) and Bowling Green (~35 miles northwest) puts Metcalfe County within practical commuting range of two regional employment centers, with T.J. Samson Community Hospital (Glasgow), Med Center Health (Bowling Green), and General Motors among the most significant destination employers |
🌿 Five-County Origin — South-Central KY Borderland — Metcalfe County was carved from five separate counties at its 1860 establishment, reflecting its position at the geographic and political borderland between the knob country south-central region and the Highland Rim counties approaching the Tennessee line
📊 Quick Stats
County Seat
Edmonton (~1,680)
Other Communities
Summer Shade, Knob Lick, Center, Fountain Run (nearby), Sulphur Well
County Population
10,290 (2020)
Region
South-Central KY • Knob Country • Barren River Area Development District
Major Employers
Metcalfe County Schools, county/state government, agriculture (cattle, hay), commuter employment in Glasgow (Barren Co., ~20 mi) & Bowling Green (Warren Co., ~35 mi)
Eviction Court
District Court — Metcalfe County Justice Center
Court Address
100 E. Stockton St., Edmonton, KY 42129
Court Phone
(270) 432-4278 (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
Metcalfe County Justice Center — 100 E. Stockton St., Edmonton
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)
Metcalfe County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Metcalfe County are filed in District Court at the Metcalfe County Justice Center, 100 E. Stockton Street, Edmonton, KY 42129. Phone: (270) 432-4278. Edmonton is a small south-central Kentucky county seat; call ahead to verify current office hours, clerk contact, and civil hearing dates. Parking is available near the justice center.
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. Document condition carefully at move-in and move-out with signed checklist and photographs.
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.
Glasgow & Bowling Green Commuter Segments
The primary commuter corridors from Metcalfe County run to Glasgow (Barren County, ~20 miles west via US-68) and Bowling Green (Warren County, ~35 miles northwest via US-68/KY-90). Glasgow offers T.J. Samson Community Hospital and Barren County industrial employment. Bowling Green offers Med Center Health, Western Kentucky University, General Motors (Corvette plant), and a broad commercial economy. Workers at either destination who live in Metcalfe County bring income above the county’s own employment baseline. Verify with standard pay stubs or employer letters. Apply income ratio consistently.
Agricultural Income
Metcalfe County’s agricultural economy produces cattle, hay, and some row crops. Farm operator income is seasonal; apply documentation requirements consistently using prior-year Schedule F tax returns alongside bank statements to demonstrate the annual income pattern.
Lead Paint Disclosure
For any dwelling built before 1978 — most of Edmonton’s and the 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 Metcalfe 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.
Metcalfe County market: Small south-central KY agricultural county. School and county government employees anchor the stable local base. Glasgow (~20 mi W) and Bowling Green (~35 mi NW) commuters add income diversity. Agricultural Schedule F income requires multi-year documentation. Lead paint disclosure for most housing stock. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Old Stone Hammer, Knob Country, and HB128: Metcalfe County Kentucky Landlord Law
Thomas Metcalfe was a stonemason before he was a politician, and Kentuckians in the early 19th century found that biography appealing enough to send him to Congress and then to the governor’s office. He served as Kentucky’s 10th governor from 1828 to 1832, was known as “Old Stone Hammer” for his tradesman roots, and represented the self-made man narrative that the Jacksonian era celebrated. The county named for him in 1860 — carved from five neighboring counties in a single legislative act — sits in south-central Kentucky’s knob country, between the outer bluegrass to the north and the Highland Rim terrain that approaches the Tennessee border to the south.
Metcalfe County covers 290 square miles of this knob-and-valley landscape and recorded 10,290 residents in 2020. Edmonton, the county seat at 1,680 people, is a quiet small city on US-68 that serves as the commercial and governmental center for a county where cattle, hay, and the school system are the economic foundations. The county’s rental market is modest: a small number of houses and apartments, almost entirely owner-landlord relationships, and an applicant pool drawn primarily from school employees, county workers, agricultural operators, and people who work in Glasgow or Bowling Green and live in Metcalfe County for the character and cost.
Glasgow and Bowling Green: The Employment Anchors
Edmonton sits on US-68 roughly equidistant between two regional employment centers that define Metcalfe County’s commuter economy. Glasgow (Barren County, 20 miles west) is the closer destination — a county seat of about 15,000 with T.J. Samson Community Hospital, Glasgow Independent and Barren County schools, and a manufacturing base that includes several industrial employers. The 20-minute drive from Edmonton to Glasgow is short enough to be a non-issue for most workers. Bowling Green (Warren County, 35 miles northwest) is larger and more economically diverse: Med Center Health (a major regional hospital system), Western Kentucky University, General Motors Corvette assembly, Berry Global packaging manufacturing, and the broader Bowling Green commercial economy. Workers employed in Bowling Green who choose Metcalfe County for its rural character, lower housing costs, or family ties bring substantially higher incomes than the county’s own economy generates.
For landlords, the practical implication is consistent: verify Glasgow or Bowling Green employment with standard pay stubs or employer letters, and apply your income ratio to documented annual income regardless of where the employer is located. A Bowling Green GM assembly worker who chooses to live in Metcalfe County is a well-compensated applicant; a Metcalfe County school bus driver has more modest but stable local income. Both deserve the same consistent documentation standard.
Filing in Edmonton and HB128 Compliance
All residential evictions in Metcalfe County are Forcible Detainer actions filed at the Metcalfe County Justice Center, 100 E. Stockton Street, Edmonton, KY 42129, phone (270) 432-4278. Edmonton is small; call ahead to verify hours and hearing dates. 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 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. Lead paint disclosure for most Metcalfe County housing. Thomas Metcalfe built things out of stone before he governed. A well-built lease, served notice, and documented deposit account are built the same way — with the right materials, correctly placed, to stand up when tested.
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. Consult a licensed Kentucky attorney for guidance. Last updated: March 2026.
