Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Brooksville, Augusta & Bracken County
📍 County Seat: Brooksville 👥 Pop. 8,400 (2020) • 100% Rural ⚖️ Civil / Small Claims: Tuesdays 11:00 AM 🎬 George Clooney grew up in Augusta 🏙️ Cincinnati–Middletown MSA 🌿 Birthplace of White Burley Tobacco
Bracken County was organized on December 14, 1796, as Kentucky’s 23rd county, formed from parts of Mason and Campbell counties. It was named for the Big and Little Bracken creeks, which in turn were named for William Bracken, an 18th-century explorer and surveyor who visited the area in 1773 and was later killed in the Northwest Indian War. The county seat, Brooksville, replaced Augusta as the administrative center in 1833 (formalized in 1839), and was named for state legislator David Brooks who steered the county seat relocation bill to passage. With a 2020 census population of 8,400 — 100% rural by census classification — Bracken County is a small, agriculturally rooted northern Kentucky county. Despite its small size, it is part of the Cincinnati-Middletown, OH-KY-IN Metropolitan Statistical Area, which gives it economic proximity to one of the Midwest’s largest metro areas.
The Bracken County rental market is very small in volume, driven primarily by agricultural families, county government and school employees, and Cincinnati commuters who prefer rural living along the Ohio River corridor. Augusta, the county’s principal Ohio River town, has a distinct identity as a historic river community and is home to the Rosemary Clooney Museum. The county’s connection to the origin of white burley tobacco — the variety that would come to define central Kentucky’s agricultural economy — and its Underground Railroad history give it significance well beyond its population. All evictions in Bracken County are Forcible Detainer actions filed in District Court at the Bracken County Judicial Center in Brooksville. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🎬 George Clooney Grew Up in Augusta — Academy Award-winning actor George Clooney attended Augusta High School; his father Nick Clooney was a Cincinnati journalist and news anchor; his aunt Rosemary Clooney, the singer and actress best known for White Christmas, lived in Augusta and is commemorated at the Rosemary Clooney Museum |
🌿 Birthplace of White Burley Tobacco (1864) — White burley tobacco — the light, adaptable variety that would come to define Kentucky’s tobacco culture — was first grown from Bracken County seed in 1864; it was first sold at the 1867 St. Louis Fair and became the dominant variety in central Kentucky and central Tennessee |
⛪ Underground Railroad Hub & John G. Fee — Bracken County was the birthplace of John Gregg Fee, founder of Berea College and Kentucky’s most noted abolitionist; Augusta-area citizens were active in the Underground Railroad, helping freedom seekers cross the Ohio River to Ripley, Ohio and points north |
📚 Augusta College (1822) — Augusta College, founded in 1822, was the first Methodist college in the world; it later merged with other institutions and its legacy influenced Methodist higher education nationally
📊 Quick Stats
County Seat
Brooksville (~654 in 2020)
Principal Town
Augusta (~1,154 in 2020) — Ohio River historic town
132 W. Miami St. (P.O. Box 205), Brooksville, KY 41004
Civil Hearing Schedule
Tuesdays (except 5th Tuesday) at 11:00 AM
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
Civil Hearing Days
Tuesdays (except 5th) at 11:00 AM
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)
Bracken County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Bracken County are filed in District Court at the Bracken County Judicial Center, 132 W. Miami Street (P.O. Box 205), Brooksville, KY 41004. Circuit Court Clerk: Heather A. Rechtin — Circuit: (606) 735-3328 • District: (606) 735-2522. Payment by cash, check, money order, or credit/debit cards (fee applies); cash required for bonds; ePay available online. Parking on west side of building and rear lot. District Civil (including evictions), Probate, and Small Claims are heard on Tuesdays (except fifth Tuesday) at 11:00 AM.
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 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, 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: at least 5 days’ written notice. All notices must be signed and properly served. No cause 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).
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: reasonable notice under circumstances. Leave a conspicuous written notice of fact, date, time, and reason if entering while tenant is absent without prior notice.
Agricultural Workforce & Seasonal Income
Bracken County’s economy is primarily agricultural — cattle, grain, and hay are the dominant commodities. Farm workers and self-employed farmers may have seasonal or variable income. For income verification, request two years of tax returns and two to three months of bank statements showing deposit patterns. Apply your income ratio to annual income averaged monthly. For seasonal workers with insufficient off-peak income, a security deposit at the maximum allowed (2x monthly rent) or a qualified co-signer provides appropriate protection. Apply criteria consistently to all applicants.
Cincinnati Commuter Access
Bracken County’s inclusion in the Cincinnati MSA means some residents commute to the greater Cincinnati area for employment. The county’s rural character and Ohio River views attract commuters seeking smaller-town living. Verify Cincinnati-area employment with standard documentation. Apply your screening criteria consistently to all applicants regardless of employer location.
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.
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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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.
Bracken County market: Judicial Center, 132 W. Miami St., Brooksville. Circuit Court Clerk Heather A. Rechtin, Circuit (606) 735-3328, District (606) 735-2522. Civil hearings Tuesdays (except 5th) at 11:00 AM. 100% rural; agricultural workforce — use tax returns for seasonal income verification. Cincinnati MSA commuter access. No rent control anywhere in Kentucky.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Where George Clooney Went to High School: Bracken County Kentucky Landlord Law Under HB128
Most of the time when a county shows up in a Google search, it’s because something recent happened there. Bracken County, Kentucky keeps showing up because of something older — the Ohio River town of Augusta, where Academy Award-winning actor George Clooney attended high school and grew up as the son of Cincinnati journalist Nick Clooney. His aunt, singer and actress Rosemary Clooney, also lived in Augusta, and her memory is preserved at the Rosemary Clooney Museum there. Beyond the Hollywood connection, Bracken County holds a place in American agricultural history as the origin county of white burley tobacco, the variety that would define central Kentucky’s tobacco economy for a century and a half. And Augusta was one of the most active Underground Railroad crossing points on the Kentucky side of the Ohio River, where abolitionists helped freedom seekers cross to Ripley, Ohio and points north. For landlords operating in Bracken County today, the law is straightforward and the market is small but stable.
A Small but Real Rental Market
With a population of 8,400 and 100% rural census classification, Bracken County has one of the smallest rental markets in the Commonwealth. Approximately 25% of housing units are renter-occupied — roughly 835 rental households in a county where nearly everyone knows everyone. This creates a market dynamic that differs materially from urban counties: tenant-landlord disputes are more visible, word-of-mouth matters more, and reputation carries more weight than anywhere in the state. Running your properties correctly and treating tenants professionally is both legally required under HB128 and practically essential in a community this small.
Rental demand comes from a few clear sources. Agricultural and farm-support workers make up the core applicant pool in a county where farming occupies 83% of the land. County government and school district employees provide a stable secondary pool. And the county’s inclusion in the Cincinnati-Middletown MSA brings a modest but real stream of commuters who want rural living at a distance from the city. Augusta in particular, with its historic riverfront streetscape, attracts buyers and renters who want the Ohio River character that suburban Cincinnati can’t provide.
Filing an Eviction in Bracken County
Evictions in Bracken County are Forcible Detainer actions filed in District Court at the Bracken County Judicial Center, 132 W. Miami Street (P.O. Box 205), Brooksville, KY 41004. Circuit Court Clerk Heather A. Rechtin handles filings; the circuit court line is (606) 735-3328 and the district court line is (606) 735-2522. Payment by cash, check, money order, or credit/debit card (with a fee); cash is required for bonds; ePay is available online. Parking is on the west side of the building and in a rear lot.
A practically important scheduling detail: District Civil, Probate, and Small Claims (including evictions) are heard on Tuesdays, except fifth Tuesdays, at 11:00 AM. After you file, plan backward from the next available Tuesday to time your notice expiration and filing date appropriately. In a small-county court that meets weekly, the timing window between filing and hearing is generally 1–2 weeks depending on when you file relative to the Tuesday schedule.
Under HB128, you need a 14-day written notice to pay or vacate for nonpayment before filing. For lease violations, a 14-day cure period and a minimum 30-day termination date apply. Serve notices properly, document delivery, and file only after the notice period has fully expired. In a county where the district judge knows the local landlords by name, procedural shortcuts are more likely to result in a dismissal and a reset than anywhere in the state.
HB128 in a 100% Rural County
Kentucky’s Uniform Residential Landlord and Tenant Act applies uniformly across all 120 counties. Bracken County’s housing stock is largely older — much of it built in the mid-20th century or earlier, particularly in Augusta’s historic riverfront district. The nonwaivable habitability duty under HB128 means the 13-category habitability standard applies to every unit regardless of age, character, or lease language. Functional locks, pest control, working heating and electrical systems, radon and lead management: all required. If a tenant gives you written notice of a problem, 14 days (5 days for essential services) is your window.
Security deposits are capped at two times monthly rent. Hold the deposit in a dedicated account, return it within 30 days of move-out with an itemized statement, or face a penalty of $250 or two times the withheld amount. In a county with typical rents in the $450–$650 range, even a modest deposit wrongfully withheld can generate a penalty that significantly exceeds the original dispute. The 30-day deadline applies regardless of county size, population, or rental market dynamics.
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.
