Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Versailles, Midway, Nonesuch, Mortonsville & Woodford County
📍 County Seat: Versailles (pop. ~9,588) 👥 County Pop. 26,329 (2020) ⚖️ Court: Woodford County Justice Center — 103 S. Main St., Versailles 🥃 Bourbon Capital • Horse Country • Inner Bluegrass 🐎 Thoroughbred Farms • Woodford Reserve Distillery • Lexington Adjacent 🏛️ Named for Gen. William Woodford • KY’s Most Distinctive Inner Bluegrass
Woodford County was established on November 12, 1788 from part of Fayette County — one of the first counties established in Kentucky before statehood — and named for General William Woodford, a Virginia Continental Army commander who was captured at the fall of Charleston in 1780 and died in British captivity that year. The county seat, Versailles (locally pronounced ver-SALES), was established in 1792 and named for the French royal palace in honor of the Franco-American alliance. Woodford County covers approximately 193 square miles of some of the most prized inner bluegrass terrain in Kentucky and recorded a 2020 census population of 26,329 residents.
Woodford County is arguably the most aesthetically quintessential Kentucky county — the combination of rolling inner bluegrass limestone terrain, black-board fenced thoroughbred farms, the Kentucky River Palisades along its eastern border, and the presence of Woodford Reserve Distillery (one of Kentucky’s most celebrated bourbon brands) make it a county that exists in many people’s imagination of what “Kentucky” looks like. The county is directly adjacent to Lexington (Fayette County), and Versailles is approximately 15 miles west of downtown Lexington via US-60/US-62 — placing the county firmly within the Lexington metropolitan commuter shed. Midway, a historic railroad town in the northern portion of the county, has become one of Kentucky’s most charming small towns. All residential evictions are Forcible Detainer actions filed in District Court at the Woodford County Justice Center, 103 S. Main Street, Versailles, KY 40383. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🥃 Woodford Reserve Distillery — America’s Oldest Bourbon Distillery Site — The Woodford Reserve Distillery in Versailles operates on one of the oldest bourbon distillery sites in America, using the historic limestone spring water and copper pot still process that defines its distinctive profile; it is one of Kentucky’s most-visited distilleries and a significant employer and tourism anchor |
🐎 Thoroughbred Heartland — Central KY’s Most Prized Farm Country — Woodford County’s inner bluegrass limestone terrain produces the calcium-rich bluegrass that gives central Kentucky horses their characteristic bone density; the county’s landscape of black-board fenced thoroughbred farms represents the iconic Kentucky countryside that most people picture when they think of the state |
🏛️ Versailles (ver-SALES) — Named for the French Palace, Pronounced Differently — Versailles was named in honor of the Franco-American alliance during the Revolution and is locally pronounced “ver-SALES” rather than the French “ver-SY”; the local pronunciation is one of Kentucky’s most consistently noted linguistic quirks and immediately identifies out-of-state visitors |
🚗 Lexington Adjacent — 15 Miles West of Downtown — Versailles is approximately 15 miles west of downtown Lexington via US-60; this proximity places Woodford County within one of Kentucky’s most desirable Lexington commuter positions, with rural character and premium inner bluegrass scenery at a short drive from the state’s second-largest city
📊 Quick Stats
County Seat
Versailles (ver-SALES, ~9,588) • Lexington suburb & bourbon country
Inner Bluegrass • Lexington MSA • Bluegrass Area Development District
Major Employers
Woodford County Schools, Woodford Reserve Distillery (Brown-Forman), thoroughbred industry (horse farms, training, veterinary), Midway University, commuter employment in Lexington (~15 mi E via US-60/US-62)
Eviction Court
District Court — Woodford County Justice Center
Court Address
103 S. Main St., Versailles, KY 40383
Court Phone
(859) 873-3481 (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
Woodford County Justice Center — 103 S. Main St., Versailles
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)
Woodford County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Woodford County are filed in District Court at the Woodford County Justice Center, 103 S. Main Street, Versailles, KY 40383. Phone: (859) 873-3481. Versailles (“ver-SALES”) is a small-to-midsize city with accessible parking near the justice center. Verify current civil hearing dates before filing.
Nonpayment of Rent — Notice
Under HB128 (KRS 383.660), serve the tenant a 14-day written notice to pay or vacate. Retain dated, verifiable proof of service.
Lease Violation — Notice & Cure
Serve a 14-day written notice to cure or quit. If not remedied, termination no sooner than 30 days from original notice.
Month-to-Month Termination
One full month’s written notice. Week-to-week: 5 days’ written notice.
Security Deposit
Capped at 2× monthly rent. Separate account. Return within 30 days with itemized deductions. Penalty: $250 or 2× withheld, whichever greater. At Woodford County’s above-average market rents, deposits commonly run $1,200–$2,000+. Document thoroughly.
Habitability — Nonwaivable
Nonwaivable duty across 13 categories. Respond within 14 days (5 days for essential services).
Versailles is 15 miles west of downtown Lexington via US-60/US-62 — a 20-minute commute in normal conditions. The University of Kentucky, UK HealthCare, Toyota TMMK (Georgetown, ~15 mi north of Versailles), and the full Lexington professional and manufacturing economy are accessible. This positions Woodford County as a premium inner bluegrass Lexington suburb with above-average rental incomes. Verify Lexington employment with standard pay stubs or offer letters.
Bourbon & Equine Industry Employment
Woodford Reserve Distillery (Brown-Forman Corporation) employs distillery workers, hospitality staff, and production personnel; verify with Brown-Forman/Woodford Reserve pay stubs. The thoroughbred industry employs farm managers, grooms, exercise riders, veterinary technicians, blacksmiths, and farm staff; income may be seasonal or variable. Review multiple months of documentation for farm and equine-related employment and assess whether annual income is sufficient for a 12-month lease.
Midway University & Tourism Employment
Midway University (a private liberal arts institution in Midway) employs faculty and staff; verify with pay stubs or HR letters. Woodford County’s bourbon tourism and thoroughbred tourism economy supports hospitality employment with peak seasons aligned with racing and distillery tourism calendars.
Lead Paint Disclosure
Required for any dwelling built before 1978. Many older Versailles and Midway properties require this disclosure; newer residential development in the county is generally exempt.
Rent Control
None. Kentucky does not permit local rent control.
Self-Help Eviction
Prohibited (KRS 383.690). Penalty: 3× periodic rent or 3× actual damages, whichever greater. At Woodford County market rents, this penalty is substantial. File Forcible Detainer at Woodford 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.
Woodford County market: Premium inner bluegrass Lexington suburb. Above-average rents. Lexington commuters (~15 mi E, 20 min) — UK, UK HealthCare, Toyota TMMK, professional economy. Woodford Reserve/bourbon employment stable. Thoroughbred farm/equine employment may be seasonal — review multiple months. Lead paint for older Versailles/Midway housing. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Woodford Reserve, Black Fences, and HB128: Woodford County Kentucky Landlord Law — County 120 of 120
Woodford County is the last county alphabetically in Kentucky’s 120-county system, and it may be the county that best matches what most people picture when they close their eyes and think of Kentucky. The black-board fences running along rolling limestone hills. The thoroughbred farms with their symmetric paddocks and meticulous grounds. The distillery on the creek, the Kentucky River Palisades on the eastern border, the small towns of Versailles and Midway with their characteristic inner bluegrass architecture. Woodford County was established in 1788, before Kentucky was a state, and named for General William Woodford, a Virginia Continental Army commander who died in British captivity in 1780 after the fall of Charleston. Its county seat was named Versailles — after the French royal palace, in honor of the Franco-American alliance that helped win the Revolution — and is pronounced locally as “ver-SALES,” not the French way, which is perhaps the most consistently noted example of Kentucky’s comfort with its own linguistic traditions.
The county covers 193 square miles and recorded 26,329 residents in 2020. Woodford Reserve Distillery (Brown-Forman Corporation) operates on one of the oldest bourbon distillery sites in America, using limestone spring water and copper pot stills in a process that has become one of the industry’s most celebrated. The distillery is one of Kentucky’s most-visited and employs production, hospitality, and administrative staff. The thoroughbred industry employs farm managers, grooms, exercise riders, veterinary professionals, and blacksmiths on the hundreds of horse farms that cover the county’s rolling terrain. Both sectors can have variable income profiles; review multiple months of income documentation for any applicant whose earnings are tied to a farm calendar or distillery production cycle.
Fifteen Miles West of Lexington
Versailles is 15 miles west of downtown Lexington via US-60 — a 20-minute commute in normal conditions. This proximity to Lexington makes Woodford County one of the most desirable inner bluegrass Lexington suburbs, offering rural character, premium scenery, and a small-town character that Lexington’s own suburban areas do not replicate. Workers at the University of Kentucky, UK HealthCare, Toyota TMMK in Georgetown, and the Lexington professional economy who choose Woodford County for its character bring above-average incomes into a market that already commands above-average rents. At Woodford County market rents — which run meaningfully higher than most Kentucky counties outside of Lexington and Louisville — the HB128 penalties ($250 or 2x withheld deposit; 3x periodic rent for self-help eviction) are substantial and worth taking seriously.
Filing in Versailles and HB128 Compliance — County 120
All residential evictions in Woodford County are Forcible Detainer actions filed at the Woodford County Justice Center, 103 S. Main Street, Versailles, KY 40383, phone (859) 873-3481. Versailles 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 older Versailles and Midway housing.
Woodford County is county 120 of 120 in this guide. The law that applies in Woodford County is the same law that applies in Robertson County (population 2,108) and in Jefferson County (population 782,969) and in every county between them alphabetically and geographically. HB128 does not grade on a curve based on scenery, population, or how many Pappy Van Winkle bottles are produced within the county borders. The 14-day notice requirement is the 14-day notice requirement. The deposit account must be separate in Campton and in Versailles alike. The rules are the same. Follow them consistently, document everything, and the law is on your side. That has been true in every one of these 120 counties, and it will continue to be.
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 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. Consult a licensed Kentucky attorney for guidance. Last updated: March 2026. — This is county 120 of 120 in the Underground Landlord Kentucky County Landlord-Tenant Law Guide.
