Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Florence, Burlington, Union & Boone County
📍 County Seat: Burlington 👥 Pop. 135,968 (2020) • 4th Largest in KY ⚖️ Boone County Justice Center — Burlington ✈️ Cincinnati/NKY International Airport 🏙️ Cincinnati–Middletown MSA (NKY) 📦 DHL Americas HQ • I-71/I-75/I-275
Boone County was formed in 1798 from Campbell County and named for frontiersman Daniel Boone. It is the northernmost county in Kentucky, bordered by the Ohio River for 39 miles along its north and west boundaries, sitting just downstream from Cincinnati. Burlington is the county seat; Florence, Union, and Walton are the incorporated cities. With a 2020 census population of 135,968 — the fourth most populous county in Kentucky — and estimated growth to approximately 144,000 by 2024, Boone County is one of the fastest-growing counties in the state and an integral part of the Cincinnati–Middletown, OH-KY-IN Metropolitan Statistical Area. The Cincinnati/Northern Kentucky International Airport (CVG) in Hebron, the Americas headquarters of DHL Express, and the tri-state intersection of Interstates 71, 75, and 275 make this one of the most economically dynamic counties in the Commonwealth.
The Boone County rental market is suburban and competitive. Florence, the county’s most populous city, anchors the eastern commercial corridor along I-75 with the Florence Mall, retail clusters, and a dense concentration of apartments and single-family rentals. Union is one of Kentucky’s fastest-growing cities with newer residential development. Burlington, the county seat, is a quieter community 6 miles west of Florence. Walton anchors the southern end. The county’s proximity to Cincinnati, combined with lower Kentucky income taxes compared to Ohio, drives substantial cross-river commuter demand. All evictions in Boone County are Forcible Detainer actions filed in District Court at the Boone County Justice Center in Burlington. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🦣 Big Bone Lick — Birthplace of American Paleontology — Big Bone Lick State Park in Boone County is where a French explorer first recorded mammoth bones in 1729; Thomas Jefferson sent an expedition in 1807 to recover fossils; the site is recognized as the birthplace of North American vertebrate paleontology and is a National Natural Landmark |
⛴️ Anderson Ferry (Est. 1817) — The Anderson Ferry at Constance has operated continuously across the Ohio River since 1817, making it one of only three full-time ferry operations remaining on the entire Ohio River; still in daily operation connecting Boone County to Hebron, Ohio |
📖 Margaret Garner & Toni Morrison’s Beloved — Margaret Garner escaped slavery from a Boone County plantation in 1856, crossing the frozen Ohio River; her story directly inspired Toni Morrison’s Pulitzer Prize-winning novel Beloved (1987), later adapted into a film starring Oprah Winfrey |
✈️ CVG Airport & DHL Americas HQ — The Cincinnati/Northern Kentucky International Airport in Hebron is one of the top cargo airports in North America; DHL Express has its Americas headquarters on airport grounds, making Boone County a global logistics hub
Cincinnati–Middletown, OH-KY-IN Metropolitan Statistical Area
Major Employers
CVG Airport, DHL Express, Amazon, UPS, St. Elizabeth Healthcare, Boone County Schools, Toyota, logistics/warehousing sector, Cincinnati commuter workforce
Eviction Court
District Court — Boone County Justice Center
Circuit Court Clerk
David S. Martin — (859) 448-2900
Justice Center Address
6025 Rogers Lane, Burlington, KY 41005
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)
Boone County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Boone County are filed in District Court at the Boone County Justice Center, 6025 Rogers Lane, Burlington, KY 41005. Circuit Court Clerk: David S. Martin — Phone: (859) 448-2900 — Fax: (859) 448-2975. Payment accepted by cash, local check, money order, or credit/debit cards (fee applies); ePay available online. Free parking in front of the Justice Center and in the church lot behind the building. This is a higher-volume court than most Kentucky counties — arrive prepared with complete documentation.
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. Retain dated, verifiable proof of service. If the tenant pays in full within 14 days, the lease continues and no eviction may be filed. This doubled the prior 7-day requirement — update any old notice templates immediately.
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, the lease terminates on a date no sooner than 30 days from original notice. Repeat violations within 6 months, imminent health/safety threats, or criminal acts may allow faster termination — consult a Kentucky attorney.
Month-to-Month Termination
One full month’s written notice required to terminate a month-to-month tenancy (KRS 383.695). Week-to-week tenancies require at least 5 days’ written notice. All notices must be signed and properly served. No cause is required to terminate a periodic tenancy with proper notice.
Security Deposit
Capped at 2× monthly rent (not including first month’s rent or fees). Additional pet or alteration deposits allowed. Must be held in a dedicated, separately titled bank account — never commingled with personal or business funds. Return within 30 days with itemized written deductions. Penalty: $250 or 2× the withheld amount, whichever is greater, plus the amount owed (KRS Sections 56–59). In a market where monthly rents average $1,000–$1,500+, the deposit penalty exposure is significant — comply with the 30-day deadline without exception.
Habitability — Nonwaivable Duty
HB128 imposes a nonwaivable habitability duty across 13 categories: 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 door and window locks, and required safety equipment. No lease provision waives this. Tenants have repair-and-deduct rights (up to one month’s rent per repair) after proper notice and failed cure.
Landlord Entry — Notice
Standard entry: 24 hours’ advance notice, reasonable time. Routine maintenance or pest control: 72 hours’ notice or a fixed schedule given at least 72 hours before the first entry. Emergency entry: notice reasonable under the circumstances. If entering while tenant is absent without prior notice, leave a conspicuous written notice stating fact, date, time, and reason. Abusing entry rights triggers at least 1 month’s rent in damages.
Cincinnati Metro / Cross-River Commuter Market
Boone County is the first county south of Cincinnati and a primary destination for Ohio workers who want lower Kentucky income taxes, lower housing costs relative to comparable Cincinnati suburbs, and easy highway access via I-71, I-75, and I-275. Verify employment for cross-river commuters the same way you would for local applicants. Ohio employment is stable and verifiable. The mixed Ohio/Kentucky workforce also creates a diverse applicant pool — apply your screening criteria consistently regardless of which side of the river the employer is on.
Airport / Logistics Workforce
CVG Airport, DHL Express, Amazon, UPS, and a dense logistics and warehousing ecosystem employ thousands of Boone County residents and commuters. Shift work is common in this sector — include a clear grace period and late fee structure in your lease. Verify current employment with recent pay stubs; logistics employment can be through staffing agencies, which is still verifiable income. Apply your criteria consistently to all applicants regardless of employer or employment type.
Rent Control
None. Kentucky does not permit local rent control. Landlords may raise rent freely at lease renewal. One month’s written notice required before any increase on a month-to-month tenancy takes effect. Note: some tenants moving from Ohio may expect Ohio-style lease protections that do not apply in Kentucky.
Self-Help Eviction
Expressly prohibited (KRS 383.690). Lockouts, utility shutoffs, or removal of tenant belongings expose the landlord to 3× periodic rent or 3× actual damages, whichever is greater. In a market with $1,200+ monthly rents, 3x exposure on a wrongful lockout is a significant penalty. File a Forcible Detainer in District Court.
Abandoned Personal Property
Post notice at the unit and mail to last known or forwarding address. Tenant has 8 days to contact and 5 days to retrieve after contact. Landlord may charge storage costs. Unclaimed property may be sold or disposed of. Perishables, hazardous materials, and animals may be disposed of immediately (KRS Section 44). Document all steps thoroughly — Boone County is a high-litigation market.
Retaliation Prohibition
Landlords may not retaliate against tenants for reporting habitability issues, complaining to agencies, organizing, or exercising any statutory right. Evidence of protected tenant conduct within 6 months of adverse landlord action creates a rebuttable presumption of retaliation. Penalty: 3× periodic rent or 3× actual damages (KRS 383.705). In Boone County’s market, where tenant legal awareness tends to be higher than in rural counties, compliance with retaliation rules is essential.
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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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.
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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.
Boone County market: Justice Center, 6025 Rogers Lane, Burlington. Circuit Court Clerk David S. Martin, (859) 448-2900. High-volume suburban market; cross-river Cincinnati commuters; airport/logistics/warehouse workforce; St. Elizabeth Healthcare employees. Apply criteria consistently. No rent control anywhere in Kentucky.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Northern Kentucky’s Fastest-Growing County: A Boone County Landlord’s Guide to HB128
Boone County is not just the northernmost county in Kentucky — it is one of the most economically dynamic suburban counties in the entire Ohio Valley. With 135,968 residents as of the 2020 census (and estimated growth to 144,000 by 2024), it is the fourth most populous county in the Commonwealth. The Cincinnati/Northern Kentucky International Airport, located in Hebron, is one of the top cargo airports in North America and home to the Americas headquarters of DHL Express. Amazon, UPS, Toyota, and dozens of other logistics and manufacturing companies have facilities in the I-275 and I-75 corridors. St. Elizabeth Healthcare is one of the region’s largest employers. And the county sits at the exact intersection of three major interstates — 71, 75, and 275 — that form the backbone of the Cincinnati metro highway network. For landlords, this translates into one of Kentucky’s most active, highest-rent residential rental markets.
The Cross-River Dynamic
The single most distinctive feature of the Boone County rental market is its relationship with Ohio. Kentucky imposes no personal income tax on wages at the same rate as Ohio — Kentucky’s flat income tax rate is materially lower than what many Ohio workers pay, and there is no Kentucky municipal income tax in most of the county — which creates a real financial incentive for Cincinnati-area workers to live south of the river. Combined with housing costs that have historically run somewhat lower than comparable Cincinnati suburbs like Mason, Blue Ash, or Loveland, Boone County draws a substantial commuter population from Ohio-based employers. This market dynamic is self-reinforcing: as the Cincinnati metro has grown, so has the demand for housing in its Kentucky suburbs.
For landlords, the cross-river applicant pool requires no special handling — verify Ohio employment the same way you verify Kentucky employment. Pay stubs, employment verification letters, or tax returns for self-employed applicants tell the income story clearly. The one thing worth noting is that some applicants moving from Ohio may carry expectations about tenant rights that differ from Kentucky’s framework. Ohio has different habitability and security deposit rules than Kentucky. Under HB128, Kentucky is now significantly stronger on tenant protections than the prior Kentucky law, but still differs from Ohio in important ways. A clear lease that spells out the Kentucky-specific rules avoids confusion at move-out.
Florence and the I-75 Corridor
Florence is the county’s most populous city and its primary rental market. The Florence Mall corridor along I-75 anchors a dense commercial and residential strip. Apartments, townhomes, and single-family rentals are concentrated in Florence and in the nearby communities of Erlanger (which straddles the Kenton County line), Richwood, and Hebron. Union, to the southwest, has seen some of the fastest residential growth in Kentucky over the past decade and offers newer housing stock with higher average rents. Burlington, 6 miles west of Florence, is quieter, more residential, and the location of the Boone County Justice Center where all evictions must be filed. Walton anchors the southern end of the county along I-75 near the Kenton County border.
Filing an Eviction in Boone County
Evictions in Boone County are Forcible Detainer actions filed in District Court at the Boone County Justice Center, 6025 Rogers Lane, Burlington, KY 41005. Circuit Court Clerk David S. Martin handles filings at (859) 448-2900. Free parking is available in front of the Justice Center and in the church lot behind the building. This is the busiest trial court docket in the county — arrive with complete, organized documentation. Payment is accepted by cash, local check, money order, or credit/debit card (with a fee); ePay is available online.
The 14-day nonpayment notice and the 14-day cure / 30-day termination for lease violations under HB128 are the same here as in every Kentucky county. The difference in Boone County is scale: a market with average rents of $1,000–$1,500 per month has much higher financial stakes per eviction, and tenants in this market are more likely to have access to tenant advocacy resources. Do the notice right, serve it properly, keep your proof of service, and file only after the clock has fully expired.
HB128’s Practical Impact in a Suburban Market
The nonwaivable habitability duty under HB128 is straightforward to comply with in a modern suburban market like Florence or Union — most properties are newer construction and already meet the 13-category standard. Where it becomes a management issue is in older stock in Burlington, Walton, or the rural western river corridor, where deferred maintenance is more common. The 14-day cure window after written tenant notice is real and enforceable. Respond to maintenance requests promptly and in writing, keep records of what you did and when, and your habitability compliance is largely automatic.
Security deposits in this market can represent significant sums. A deposit of two times monthly rent on a $1,400-per-month apartment is $2,800. Fail to return that within 30 days with an itemized statement and a court can award the tenant $250 or $5,600 — whichever is greater — on top of the deposit itself. The math makes the 30-day deadline the easiest compliance requirement in the Act to justify prioritizing. Build it into your post-move-out checklist as a hard deadline and treat it as non-negotiable.
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. Apply all Fair Housing protections consistently. Consult a licensed Kentucky attorney for guidance specific to your situation. Last updated: March 2026.
