Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Scottsville & Allen County
📍 County Seat: Scottsville 👥 Pop. 20,588 (2020) ⚖️ District Court — Allen County Judicial Center 🏪 Birthplace of Dollar General (1939) 🏙️ Bowling Green MSA 🛣️ Nashville–Louisville Stage Road (Historic)
Allen County was established on January 11, 1815, as Kentucky’s 57th county, carved from portions of Barren and Warren counties. It was named for Colonel John Allen, a state senator and soldier killed while leading Kentucky riflemen at the Battle of Frenchtown during the War of 1812. The county seat, Scottsville, was laid out in 1816 on land purchased from John Brown of Bays Fork and named after Governor Charles Scott — though a clerical error by the Post Office Department permanently rendered the name “Scottsville” rather than the originally intended “Scottville.” The county’s 2020 census population was 20,588, and Scottsville is the only incorporated municipality. A 1902 courthouse fire destroyed many early county records, a detail that still occasionally surfaces in title research on older properties.
Allen County is part of the Bowling Green, KY Metropolitan Statistical Area, giving it meaningful economic ties to a rapidly growing regional hub just to the north. The rental market here is shaped by commuter demand from Bowling Green workers who prefer smaller-town living, local agriculture and manufacturing employment, and the county’s proximity to the Tennessee state line. The Nashville–Louisville stage road historically ran through Scottsville, and the county’s location on that corridor continues to drive traffic and commerce. All evictions in Allen County are Forcible Detainer actions filed in District Court at the Allen County Judicial Center. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🏪 Birthplace of Dollar General (1939) — J.L. Turner and his son Cal Turner Sr. launched their wholesale and retail business in Scottsville in 1939 with an initial investment of $5,000 each; by 1955 the first true Dollar General store had opened and the chain grew to more than 15,000 locations nationwide |
⛽ Early Oil Boom — More than 200 oil drilling rigs operated in Allen County in the early 20th century, fueling a brief but significant economic boom that shaped the county’s infrastructure and land patterns |
🏛️ 1902 Courthouse Fire — A fire at the Allen County Courthouse in 1902 destroyed many early county records; landlords researching older property titles should account for this gap in the historical record |
⚾ Harry Pulliam (1869–1909) — Allen County native Harry Pulliam served as the sixth President of the National League of Major League Baseball from 1903 until his death in 1909
📊 Quick Stats
County Seat
Scottsville (only incorporated municipality)
Unincorporated Communities
Adolphus, Allen Springs, Halfway, Holland, Petroleum, Pope, Trammel, Meador
Population
20,588 (2020 census)
MSA
Bowling Green, KY Metropolitan Statistical Area
Major Employers
Allen County Schools, agriculture, manufacturing, Bowling Green commuter workforce, county government
Eviction Court
District Court — Allen County Judicial Center
Circuit Court Clerk
Todd B. Calvert — (270) 237-3561
Judicial Center Address
200 W. Main St., Scottsville, KY 42164
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
Forcible Detainer — District Court
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)
Allen County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Allen County are filed in District Court at the Allen County Judicial Center, 200 W. Main Street, Scottsville, KY 42164. Circuit Court Clerk: Todd B. Calvert — Phone: (270) 237-3561 — Fax: (270) 237-9120. Payment accepted by cash, local checks, money order, and credit cards, or online via ePay. File only after the required statutory notice period has expired without tenant compliance.
Nonpayment of Rent — Notice
Under HB128 (KRS 383.660), serve the tenant a 14-day written notice to pay or vacate stating that if rent remains unpaid after 14 days, the lease terminates on expiration of the 14-day period or a later specified date. Retain dated proof of service. If the tenant pays in full within the 14-day window, the lease continues and you may not proceed with the eviction. Note: this is double the 7-day notice that applied under prior Kentucky law.
Lease Violation — Notice & Cure
For non-rent violations, serve a 14-day written notice to cure or quit specifying the exact act or omission. If remedied within 14 days, the lease continues. If not, the lease terminates on a date no sooner than 30 days from the original notice. For repeat violations of the same kind within 6 months, or for an imminent health and safety threat or criminal act, the timeline may be shortened — consult a Kentucky attorney for those situations.
Month-to-Month Termination
One full month’s written notice is required to terminate a month-to-month tenancy (KRS 383.695). Week-to-week tenancies require at least 5 days’ written notice. Notices must be signed by the party giving them and properly delivered. No reason is required to terminate a periodic tenancy with proper notice.
Security Deposit
Capped at 2× monthly rent, exclusive of first month’s rent and fees. A pet or alteration deposit may be collected in addition. Hold deposits in a dedicated bank account titled to indicate it holds security deposits — never commingled with personal or operating funds. Return within 30 days of lease termination and tenant vacating, with an itemized written statement of any deductions. Failure to comply: court may award $250 or 2× the withheld amount, whichever is greater, on top of the amount owed (KRS Chapter 383, Sections 56–59).
Habitability — Nonwaivable Duty
HB128 created a nonwaivable habitability duty covering 13 specific categories including building code compliance, weatherproofing, plumbing, water supply, heating and ventilation, electrical systems, pest and hazardous substance control (radon, lead, asbestos, mold), clean common areas, trash receptacles, floors/walls/windows in good repair, landlord-supplied appliances, exterior locks, and required safety equipment. No lease clause can waive this duty. Attempting to enforce a waiver exposes the landlord to up to 3× periodic rent in damages.
Landlord Entry — Notice Required
Standard entry: 24 hours’ advance notice, entry only at reasonable times. Routine maintenance or pest control: 72 hours’ notice (or a fixed schedule given at least 72 hours before the first scheduled entry). Emergency entry: reasonable notice under the circumstances. If entering while the tenant is absent without prior notice, leave a written notice in a conspicuous place stating the fact, date, time, and reason of entry. Abusive use of entry rights exposes the landlord to at least 1 month’s rent in damages plus possible lease termination.
Bowling Green Commuter Market
Allen County’s inclusion in the Bowling Green MSA means a meaningful share of renters commute north to Bowling Green for work. This creates stable demand from working adults who prefer smaller-town costs and lifestyle. Verify employment and income using standard documentation — recent pay stubs, employer verification, or tax returns for self-employed applicants. Bowling Green is a rapidly growing city with a major auto manufacturing presence (Corvette plant, SKC America, other suppliers), and employees from those facilities increasingly look to surrounding counties for housing. Apply your screening criteria consistently across all applicants.
Rent Control
None. Kentucky does not authorize local rent control. Landlords may raise rent freely at lease renewal. For month-to-month tenancies, one month’s written notice is required before a rent increase takes effect — consistent with the termination notice requirement.
Self-Help Eviction
Expressly prohibited (KRS 383.690). Lockouts, utility shutoffs, removal of belongings, and all other self-help methods expose the landlord to 3× periodic rent or 3× actual damages, whichever is greater. File a Forcible Detainer in District Court — it is the only legal path.
Abandoned Personal Property
Post notice at the unit and send to the tenant’s last known or forwarding address. Tenant has 8 days to contact the landlord after notice and 5 days to retrieve after contact. Landlord may charge reasonable storage costs. Unclaimed property may be sold (proceeds credited to deposit) or disposed of after the retrieval window. Perishable food, hazardous material, and animals may be disposed of immediately (KRS Section 44). Document the entire process with photos.
Late Fees & Returned Checks
No statutory cap on late fees in Kentucky. Specify the amount and any grace period in the lease. For returned checks, document each NSF event and specify the returned check fee in the lease. All late fee and NSF provisions must be in writing to be enforceable.
Retaliation Prohibition
Landlords may not retaliate against tenants for reporting habitability issues, complaining to government agencies, organizing, or exercising any statutory right. Evidence of protected tenant conduct within 6 months before adverse landlord action creates a rebuttable presumption of retaliation. Penalty: 3× periodic rent or 3× actual damages (KRS 383.705).
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.
Underground Landlord
🏘️ Communities & Screening Tips
Key community: Scottsville (county seat, only incorporated municipality). Unincorporated: Adolphus, Allen Springs, Halfway, Holland, Petroleum, Pope, Trammel, Meador.
Allen County market: District Court — Allen County Judicial Center, 200 W. Main St., Scottsville. Circuit Court Clerk Todd B. Calvert, (270) 237-3561. Bowling Green MSA commuter demand — verify employment and income for commuter applicants. Rural and agricultural workforce also active. No rent control anywhere in Kentucky.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Renting in the Birthplace of Dollar General: Allen County Kentucky Landlord-Tenant Law Under HB128
Most people know Scottsville, Kentucky as a quiet county seat in south-central Kentucky. Far fewer know that it is the birthplace of one of the most consequential retail chains in American history. In 1939, J.L. Turner and his son Cal Turner Sr. each contributed $5,000 to convert their wholesale operation into J.L. Turner and Son Wholesale Company. Sixteen years later, they opened their first true Dollar General store — with a concept that nothing in the store would cost more than a dollar — and launched a chain that would eventually grow to over 15,000 locations across 47 states. The community-development office of Southern Kentucky is even located at 25 J.L. Turner and Son Place in Scottsville today. That entrepreneurial DNA and the community’s position within the Bowling Green MSA shape a rental market that is small-town in character but increasingly influenced by regional economic growth to the north.
Where to File and Who to Call
Evictions in Allen County are Forcible Detainer actions filed in District Court at the Allen County Judicial Center, 200 W. Main Street, Scottsville, KY 42164. Circuit Court Clerk Todd B. Calvert handles filings at (270) 237-3561. The office accepts cash, local checks, money orders, credit cards, and online payments via ePay. Note that the historic Allen County Courthouse at 201 W. Main Street handles county clerk functions (deeds, motor vehicle titles, elections), while the Judicial Center at 200 W. Main handles all court filings including evictions. Both are on Main Street; get the right address before you drive down to file.
Before you file, your notice period must expire. Under HB128, nonpayment of rent requires a 14-day written notice to pay or vacate — the notice must state the specific termination date and be properly served. Keep proof of delivery. If the tenant pays in full before the 14 days expire, the eviction is off the table. For lease violations, a 14-day notice to cure is required, and the actual termination date cannot be sooner than 30 days from when you gave notice. Only after all of that has run without compliance can you file. Trying to shortcut the timeline is the most common procedural mistake landlords make, and it gets cases dismissed.
The Bowling Green Effect on Allen County Rentals
Allen County’s inclusion in the Bowling Green Metropolitan Statistical Area is not just a census designation — it reflects a real and growing economic relationship. Bowling Green has become one of Kentucky’s fastest-growing cities, driven by manufacturing (the General Motors Corvette Assembly Plant, SKC America, Fruit of the Loom, and dozens of automotive suppliers), Western Kentucky University, and a strong retail and healthcare sector. As Bowling Green housing prices have risen with that growth, more workers are looking to surrounding counties — including Allen — for more affordable housing with a manageable commute north on US-31E or KY-101.
For Allen County landlords, this means the applicant pool is increasingly mixed between long-term local residents, agricultural workers, and Bowling Green commuters. Each group requires standard income verification — recent pay stubs, employer contact, or the most recent two years of tax returns for self-employed applicants. Apply your qualifying criteria (income ratios, credit thresholds, rental history requirements) consistently to every applicant. The Fair Housing Act prohibits discrimination on the basis of race, color, national origin, sex, familial status, disability, and religion, and Kentucky law adds additional protections. Consistency in your screening process is both a legal requirement and your best protection against a discrimination complaint.
HB128 Changed the Rules — Here Is What Matters Most
Kentucky’s 2023 Uniform Residential Landlord and Tenant Act rewrote the rulebook for residential landlords statewide. The three changes that most directly affect day-to-day property management in a county like Allen are the extended nonpayment notice period, the new habitability duty, and the security deposit return requirements.
The nonpayment notice doubled from 7 days under old law to 14 days under HB128. That extra week matters on a cash-flow basis for small landlords managing a handful of units. Build it into your lease calendar — if rent is due on the first and you want to file by the end of the month, you need to serve notice by around the 14th to 16th to have the clock expire with enough time to prepare and file.
The nonwaivable habitability duty is the most significant structural change. Prior Kentucky law gave landlords and tenants significant latitude to allocate maintenance responsibilities by contract. HB128 eliminates that flexibility for the 13 enumerated habitability categories. It does not matter what the lease says — if your unit lacks functional locks on exterior doors, has a pest infestation, has unsafe electrical wiring, or has radon, lead, asbestos, or mold at unsafe levels, you are in violation and the tenant’s remedies are broad. The practical implication is that deferred maintenance is more legally risky than it used to be. Respond to maintenance requests in writing, document what you did and when, and keep records.
On security deposits: collect no more than two times the monthly rent (pet and alteration deposits may be added on top), hold the funds in a dedicated account, and return the balance with an itemized statement within 30 days of move-out. Courts are authorized to award $250 or two times the withheld amount — whichever is greater — as a penalty on top of the actual deposit if you miss the deadline. On a $700-per-month rental in Scottsville, that penalty for a full deposit wrongfully withheld could reach $1,400 over and above what you owe. It is not worth it. Set a calendar reminder for 28 days after every move-out date.
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; older leases remain governed by prior law. 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. Apply all Fair Housing protections consistently. Consult a licensed Kentucky attorney for guidance specific to your situation. Last updated: March 2026.
