Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Franklin, Corrigan, Prices Mill & Simpson County
📍 County Seat: Franklin (pop. ~8,408) 👥 County Pop. 18,572 (2020) ⚖️ Court: Simpson County Justice Center — 103 W. Cedar St., Franklin 🌾 Tennessee Border • I-65 Corridor • South-Central KY 🏭 I-65 Logistics • Bowling Green Commuter Zone • Agriculture 🏛️ Named for John Simpson • TN Border • Industrial Growth
Simpson County was established on January 28, 1819 from parts of Allen, Logan, and Warren counties and named for Captain John Simpson, a Kentucky officer killed at the Battle of River Raisin during the War of 1812 — the same engagement that gave rise to the “Remember the Raisin!” rallying cry. The county seat, Franklin, was established in 1819 and named for Benjamin Franklin. Simpson County covers approximately 235 square miles of south-central Kentucky terrain along the Tennessee border and recorded a 2020 census population of 18,572 residents.
Simpson County’s most significant economic asset is its position on Interstate 65 at the Tennessee border. Franklin sits on I-65 just a few miles north of the Tennessee line, making it both the last Kentucky city on the I-65 corridor southbound and a growing industrial and logistics location. The county has attracted distribution centers and manufacturing operations that benefit from the interstate’s connections both north to Bowling Green and Louisville and south into Tennessee. The proximity to Bowling Green (Warren County, roughly 20 miles north) adds a significant commuter dimension. All residential evictions are Forcible Detainer actions filed in District Court at the Simpson County Justice Center, 103 W. Cedar Street, Franklin, KY 42134. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🛣️ I-65 at the Tennessee Border — Last Kentucky Exit Southbound — Franklin sits on Interstate 65 just north of the Tennessee state line; this position makes it a natural industrial and logistics location where both Kentucky’s business climate and Tennessee’s proximity are accessible; several distribution centers and manufacturers have located in the Franklin area to take advantage of this border position |
🏭 Growing Industrial Base — Distribution & Manufacturing — Franklin’s I-65 access has attracted distribution, logistics, and light manufacturing operations that have diversified the county’s economy beyond agriculture and made it one of the more economically dynamic border counties in south-central Kentucky |
🌾 Tennessee Border Agriculture — Highland Rim Terrain — Simpson County sits on the Highland Rim terrain approaching the Tennessee border; the county’s agricultural economy produces beef cattle, hay, and some row crops on the rolling south-central Kentucky terrain |
🚗 Bowling Green — 20 Miles North on I-65 — Bowling Green (Warren County, ~20 miles north via I-65) is the dominant regional employment center; Med Center Health, Western Kentucky University, General Motors Corvette assembly, and the Bowling Green commercial economy are accessible from Franklin in under 25 minutes
📊 Quick Stats
County Seat
Franklin (~8,408) • I-65 Tennessee border city
Other Communities
Corrigan, Prices Mill, Fairview, Lobb
County Population
18,572 (2020)
Region
South-Central KY • Tennessee Border • I-65 Corridor • Barren River ADD
Major Employers
Simpson County Schools, I-65 distribution/logistics/manufacturing (Franklin area), county/state government, agriculture, commuter employment in Bowling Green (Warren Co., ~20 mi N via I-65)
Eviction Court
District Court — Simpson County Justice Center
Court Address
103 W. Cedar St., Franklin, KY 42134
Court Phone
(270) 586-7234 (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
Simpson County Justice Center — 103 W. Cedar St., Franklin
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)
Simpson County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Simpson County are filed in District Court at the Simpson County Justice Center, 103 W. Cedar Street, Franklin, KY 42134. Phone: (270) 586-7234. Franklin is a small I-65 border city; parking is available near the justice center. 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.
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 every tenancy 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.
I-65 Industrial & Logistics Tenant Segment
Franklin’s I-65 location has attracted distribution centers and manufacturing operations that employ production workers, warehouse staff, and supervisors with stable W-2 positions. Verify with recent pay stubs. As with other logistics corridor markets in this series (Montgomery County, Laurel County), distinguish between direct employer hires and staffing agency placements by reviewing the pay stub issuer; agency-placed workers may have shorter assignment terms. Apply income ratio consistently to documented compensation.
Bowling Green Commuter Segment
Bowling Green (Warren County, ~20 miles north via I-65) is the dominant regional employment center accessible from Franklin. Med Center Health, Western Kentucky University, General Motors Corvette assembly, Berry Global packaging, and Bowling Green’s broad commercial economy employ thousands of workers who may choose Franklin for its lower housing costs or Tennessee-border character. The I-65 drive from Franklin to Bowling Green takes approximately 20–25 minutes under normal conditions. Verify Bowling Green employment with standard documentation.
Tennessee Border Employment Note
Some Franklin residents may commute south into Tennessee. Tennessee has no state income tax, which may affect effective take-home pay marginally upward compared to Kentucky-employed neighbors. Kentucky HB128 governs all Simpson County tenancies regardless of where the tenant works.
Lead Paint Disclosure
For any dwelling built before 1978, federal law requires written disclosure of known lead paint hazards and delivery of the EPA pamphlet before lease signing. Most older Franklin housing requires this disclosure.
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 Simpson 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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including background checks, credit history, income verification, and rental references — is one of the most
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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.
Underground Landlord
🏘️ Communities & Screening Tips
Key communities: Franklin (county seat & I-65 border city, ~8,408), Corrigan, Prices Mill, Fairview.
Simpson County market: I-65 Tennessee-border county with growing industrial base. Franklin logistics/distribution workers stable (distinguish direct hire from staffing agency). Bowling Green commuters (~20 mi N via I-65, ~20-25 min) add diverse professional income. Tennessee employment acceptable; HB128 still governs. Lead paint for older housing. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
I-65 at the Tennessee Line, Bowling Green’s Shadow, and HB128: Simpson County Landlord Law
Simpson County was named for Captain John Simpson, a Kentucky officer killed at the Battle of River Raisin in January 1813 — the same engagement whose atrocities against American prisoners gave the western theater its rallying cry. The county was established in 1819 and its county seat, Franklin, was named for Benjamin Franklin. Franklin has grown into a city of about 8,400 on the Kentucky-Tennessee border along Interstate 65, occupying one of the more strategically positioned locations in the state’s road network: the last significant Kentucky city on I-65 southbound, a handful of miles from the state line.
That position has become increasingly valuable as I-65 has grown as a logistics corridor. The interstate connects Nashville to the south, Bowling Green 20 miles north, and Louisville about 65 miles north, and companies seeking distribution and manufacturing locations in the south-central Kentucky/north Tennessee corridor have found Franklin’s interchanges accessible and its workforce and land costs competitive with Tennessee alternatives just across the line. The industrial development that has accompanied this recognition has added employment to the county’s agricultural and school-and-government base and made Franklin a more economically diverse community than comparable-size border towns in similar positions.
Bowling Green’s Economic Shadow and the Border Dynamic
Bowling Green (Warren County) is 20 miles north of Franklin on I-65, a 20–25 minute drive that puts much of Bowling Green’s economy within practical daily commuting range. Med Center Health, Western Kentucky University, General Motors Corvette assembly, Berry Global, and the Bowling Green commercial economy collectively represent one of western Kentucky’s most diverse employment bases. Workers at these employers who choose Franklin for lower housing costs, preferred community character, or family ties bring Bowling Green-level incomes into Simpson County’s rental market. This is the same Bowling Green spillover discussed in the Logan, Metcalfe, and Simpson county proximity entries throughout this guide — Bowling Green’s economic influence extends meaningfully into the surrounding counties.
Filing in Franklin and HB128 Compliance
All residential evictions in Simpson County are Forcible Detainer actions filed at the Simpson County Justice Center, 103 W. Cedar Street, Franklin, KY 42134, phone (270) 586-7234. Franklin has accessible parking near the justice center. Verify current hearing dates before filing. 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 older Franklin housing. Benjamin Franklin, for whom the county seat is named, understood the value of a well-structured agreement. HB128 is the structure; the written lease is the agreement; the combination is what makes the arrangement enforceable when it matters.
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. Last updated: March 2026.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. Kentucky’s 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. Tennessee employment income is acceptable; Kentucky HB128 governs all Simpson County tenancies. Consult a licensed Kentucky attorney for guidance. Last updated: March 2026.
