Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Danville, Perryville & Boyle County
📍 County Seat: Danville — “City of Firsts” 👥 Pop. 30,614 (2020) ⚖️ Boyle County Courthouse — Danville 🎓 Centre College (1819) 🏛️ KY’s First Capital & First State Constitution 🏙️ Danville Micropolitan Statistical Area
Boyle County was formed on February 15, 1842, from sections of Lincoln and Mercer counties, and named for John Boyle (1774–1835), a U.S. Congressman, Chief Justice of the Kentucky Court of Appeals, and U.S. District Judge. The county seat, Danville, is known throughout Kentucky as the “City of Firsts” — it hosted the first courthouse in Kentucky, held the conventions that produced the first Kentucky state constitution, served as the state’s first capital, and was home to the first U.S. post office west of the Allegheny Mountains. Danville is also home to the Kentucky School for the Deaf (est. 1823), one of the oldest such institutions in the nation, and to Centre College (est. 1819), a nationally ranked liberal arts college that hosted U.S. Vice-Presidential debates in both 2000 and 2012. The 2020 census counted 30,614 residents in a county that is part of the Danville Micropolitan Statistical Area, which includes all of Boyle and Lincoln counties.
The Boyle County rental market reflects the county’s role as a regional hub for education, healthcare, manufacturing, and government services in central Kentucky. Danville hosts Ephraim McDowell Regional Medical Center (named for the physician who performed the world’s first successful abdominal surgery here in 1809), Centre College (approximately 1,450 students), and a manufacturing sector that includes automotive suppliers and food processing. Tourism spending reached $79.4 million in 2023, supported in part by the county’s significant Civil War heritage, including the Battle of Perryville site. All evictions in Boyle County are Forcible Detainer actions filed in District Court at the Boyle County Courthouse in Danville. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🏛️ Kentucky’s “City of Firsts” — Danville hosted nine of ten statehood conventions (1784–1792), produced the first Kentucky state constitution, served as the first capital of the Kentucky District of Virginia, and was home to the first U.S. post office west of the Allegheny Mountains; the restored Constitution Square park preserves the site |
🔬 Dr. Ephraim McDowell’s Surgical First (1809) — On December 25, 1809, Danville physician Ephraim McDowell performed the world’s first successful ovariotomy (abdominal surgery), a procedure considered impossible at the time; his restored home is now a museum operated by the Kentucky State Medical Association |
⚔️ Battle of Perryville (October 8, 1862) — Kentucky’s largest Civil War battle was fought 9 miles west of Danville; nearly 8,000 soldiers were killed or wounded; the battlefield is now a state historic site and hosts an annual reenactment |
🎓 Centre College — Two VP Debates — Centre College, founded in 1819 by former Governor Isaac Shelby, hosted the Vice-Presidential debates in October 2000 (Cheney vs. Lieberman) and October 2012 (Biden vs. Ryan), making Danville one of the smallest cities ever to host a national U.S. political debate
📊 Quick Stats
County Seat
Danville (~17,236 in 2020)
Other Communities
Perryville, Junction City, Burgin, Parksville, Mitchellsburg
Population
30,614 (2020); est. 31,096 (2023)
MSA
Danville Micropolitan Statistical Area (Boyle & Lincoln counties)
Major Employers
Ephraim McDowell Regional Medical Center, Centre College, Kentucky School for the Deaf, Danville & Boyle County schools, manufacturing/automotive suppliers, tourism
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)
Boyle County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Boyle County are filed in District Court at the Boyle County Courthouse, 321 W. Main Street, Danville, KY 40422. Circuit Court Clerk: Cortney Shewmaker — Circuit: (859) 239-7442 • District: (859) 239-7362. Payment by cash, cashier’s check, money order, or credit/debit cards (fee applies); cash required for bond, probation, and parole fees; ePay available online. Parking behind the building.
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.
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, 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: at least 5 days’ written notice. All notices must be signed and properly served. No cause required.
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).
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 clause 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: reasonable notice under circumstances. Leave a conspicuous written notice of fact, date, time, and reason if entering while tenant is absent without prior notice.
Centre College Student Market
Centre College enrolls approximately 1,450 students in Danville’s downtown and surrounding areas. Student applicants who cannot demonstrate sufficient independent income require a financially qualified guarantor or co-signer. Verify all income sources — financial aid disbursements and parental transfers are periodic, not recurring wages; apply your income ratio to cash income only. Screen co-signers as rigorously as primary applicants. Centre’s academic calendar means late-August lease-up is the primary student demand season. Apply Fair Housing protections consistently — do not screen based on family status, disability, or any other protected class.
Kentucky School for the Deaf
The Kentucky School for the Deaf (est. 1823) is a state-operated residential school serving deaf and hard-of-hearing children from across Kentucky. Staff and faculty at KSD represent a stable, verifiable employment base for rental applicants. Under the Fair Housing Act, disability is a protected class; landlords must apply their screening criteria consistently regardless of an applicant’s hearing or communication status. Reasonable accommodation requests from deaf or hard-of-hearing applicants or tenants must be addressed in good faith.
1860 Courthouse Fire — Title Research
A fire in 1860 destroyed the Boyle County Courthouse and some county records. Landlords or buyers researching older properties should be aware of potential pre-1862 record gaps. Local title attorneys with experience in Boyle County are familiar with alternative source research for this period.
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.
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. 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).
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.
Boyle County market: Courthouse, 321 W. Main St., Danville. Circuit Court Clerk Cortney Shewmaker, Circuit (859) 239-7442, District (859) 239-7362. Centre College student market — require co-signers for income-insufficient students. KSD disability fair housing compliance required. Healthcare, manufacturing workforce. No rent control anywhere in Kentucky.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Kentucky’s City of Firsts: Boyle County Landlord Law and the HB128 Framework in Danville
Danville has been setting precedents since before Kentucky was a state. It hosted nine of the ten conventions that produced the first Kentucky state constitution. It was the first capital of the Kentucky District of Virginia. It had the first U.S. post office west of the Allegheny Mountains. On Christmas Day, 1809, local physician Ephraim McDowell performed the first successful abdominal surgery in recorded history in a Danville home — a procedure that had been considered impossible — on a woman who traveled 60 miles by horseback for the operation and was singing hymns during the procedure. And in a county of roughly 30,000 people, Centre College hosted the U.S. Vice-Presidential debates twice, in 2000 and 2012, making Danville one of the smallest cities to ever hold a nationally televised political debate. For landlords in Boyle County, this depth of history is interesting context and the rules governing their rentals are straightforward under HB128.
The Rental Market: Education, Healthcare, and Manufacturing
Boyle County’s rental demand is driven by three primary employment sectors. Healthcare — Ephraim McDowell Regional Medical Center is the county’s largest employer — provides stable, verifiable income for a significant portion of rental applicants. Hospital workers, nurses, technicians, and administrative staff tend to be excellent long-term renters; verify income with recent pay stubs and apply your income ratio consistently. Education — Centre College, the Kentucky School for the Deaf, and the county’s two independent school districts — adds another stable employment base. And manufacturing — automotive suppliers and food processors along the US-127 and US-150 corridors — rounds out a diverse local economy that has kept the county’s population growing modestly even as many comparable-size Kentucky communities have declined.
Centre College is a nationally ranked liberal arts institution with approximately 1,450 students and a distinctive residential campus in downtown Danville. Most students live in campus housing, but some seek off-campus rentals, particularly upperclassmen. For student applicants, the standard verification approach applies: if cash income is insufficient to meet your income ratio, require a qualified co-signer. Screen co-signers as thoroughly as primary applicants. Centre’s academic year typically begins in late August, which is the primary lease-up season for student demand.
The Kentucky School for the Deaf and Fair Housing
The Kentucky School for the Deaf, established in Danville in 1823, is one of the oldest schools for the deaf in the United States and the first state-supported school for the deaf in Kentucky. It draws faculty, staff, and families from across the state to Danville. Disability is a protected class under the Fair Housing Act, and that protection applies to hearing and communication disabilities without exception. Apply your screening criteria consistently regardless of any applicant’s disability status. Reasonable accommodation requests — which might include written rather than verbal communication during the application process, or a lease addendum reflecting communication preferences — must be addressed in good faith. Consult a Fair Housing attorney if you are uncertain about a specific accommodation request.
Filing an Eviction in Boyle County
Evictions in Boyle County are Forcible Detainer actions filed in District Court at the Boyle County Courthouse, 321 W. Main Street, Danville, KY 40422. Circuit Court Clerk Cortney Shewmaker handles filings; the circuit court line is (859) 239-7442 and the district court line is (859) 239-7362. Payment is by cash, cashier’s check, money order, or credit/debit card (with a fee); note that cash is required for bond, probation, and parole fees. ePay is available online. Parking is available behind the building.
Before filing, your notice period must fully expire. A 14-day written notice to pay or vacate is required for nonpayment. For lease violations, a 14-day cure period and a 30-day minimum termination date apply. Serve notices properly, keep proof of delivery, and file only after the clock has run. The procedural requirements under HB128 are the same in Danville as everywhere in Kentucky — what varies is the court docket pace, which in a county of 30,000 tends to move relatively efficiently compared to the largest urban courts.
HB128 and What It Means for Boyle County Properties
The nonwaivable habitability duty under HB128 applies uniformly. Danville has a mix of housing stock ranging from newer construction near the US-127 bypass to older neighborhoods near Centre College and the downtown core. For older properties, the 13-category habitability checklist — covering locks, pests, radon, lead, mold, electrical, plumbing, and more — requires ongoing maintenance attention. No lease clause can shift those obligations to the tenant. If a tenant gives you written notice of a habitability issue, 14 days (or 5 days for essential service failures) is your repair window before remedies attach.
Security deposits in Danville are capped at two times monthly rent (pet and alteration deposits may be added separately). Hold funds in a dedicated account, return within 30 days of move-out with an itemized statement, or face a penalty of $250 or two times the withheld amount — whichever is greater — on top of what you owe. There is no grace period, no exception for slow accounting, and no distinction based on county size. Build your move-out process around the 30-day hard deadline and it becomes routine rather than a source of liability.
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. The Fair Housing Act prohibits discrimination on the basis of disability and other protected classes; apply all protections consistently. Consult a licensed Kentucky attorney for guidance specific to your situation. Last updated: March 2026.
