Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Morgantown, Woodbury, Rochester & Butler County
📍 County Seat: Morgantown 👥 Pop. 12,371 (2020) ⚖️ Butler County Courthouse — 110 N. Main St. 🎻 Uncle Pen — Bill Monroe’s Bluegrass Connection 🏛️ Confederate-Union Veterans Monument (1907) 🌊 Green River Corridor • Bowling Green MSA
Butler County was formed on January 18, 1810, from portions of Logan and Ohio counties — Kentucky’s 53rd (or 55th, by some counts) county — and named for Major General Richard Butler, a Revolutionary War hero killed at the Battle of the Wabash on November 4, 1791. The county seat, Morgantown, was established on a two-acre tract along the Green River selected by a commission of justices, originally called Funkhouser Hill and renamed to honor General Daniel Morgan. Morgantown was formally incorporated in 1813. Butler County is situated in the Western Coal Fields region of southwestern Kentucky, covers 431 square miles, and had a 2020 census population of 12,371. It is part of the Bowling Green, Kentucky Metropolitan Statistical Area. The Green River, running through the southwest of the county, was the dominant transportation artery throughout the 19th century, driving growth at river towns Rochester (Lock/Dam #3) and Woodbury (Lock/Dam #4).
The Butler County rental market is a small, rural market anchored by Morgantown and influenced by proximity to Bowling Green (Warren County). Agriculture, light manufacturing, county government, and healthcare are the primary local employers. The county has historical ties to the origins of bluegrass music — Pendleton Vandiver, uncle of Bill Monroe and inspiration for the song “Uncle Pen,” was born in Butler County. The Confederate-Union Veterans Monument on the Morgantown courthouse lawn, dedicated in 1907, is one of only two Civil War monuments in Kentucky honoring the soldiers of both sides. All evictions in Butler County are Forcible Detainer actions filed in District Court at the Butler County Courthouse in Morgantown. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🎻 Uncle Pen — The Roots of Bluegrass — Pendleton Vandiver, the beloved fiddler uncle of Bill Monroe (the “Father of Bluegrass”), was born in Butler County; Monroe immortalized him in his classic song “Uncle Pen,” connecting the county to the very origins of the American bluegrass tradition |
🏛️ Confederate-Union Veterans Monument (1907) — The zinc monument on the Butler County Courthouse lawn in Morgantown honors soldiers from both sides of the Civil War; it is one of only two such monuments in all of Kentucky, dedicated jointly by veterans of both armies in 1907 |
⚔️ Named for a Battle of the Wabash Hero — Butler County is named for Major General Richard Butler, killed in action at St. Clair’s Defeat (Battle of the Wabash) on November 4, 1791 — one of the worst defeats of an American army by Native American forces in U.S. history |
🌊 Green River Navigation — Kentucky’s 19th Century Highway — The Commonwealth’s 1833 navigation system for the Green and Barren Rivers transformed Butler County; locks and dams at Rochester and Woodbury doubled the county population within 20 years, bringing merchants, miners, loggers, and river workers to the region
Butler County Schools, county government, agriculture, light manufacturing, healthcare, Bowling Green commuter workforce (US-231)
Eviction Court
District Court — Butler County Courthouse
Circuit Court Clerk
Melissa Cardwell — (270) 526-5631
Courthouse Address
Butler County Courthouse, 110 N. Main St. (P.O. Box 625), Morgantown, KY 42261
Office Hours
Monday–Friday, 8:00 a.m. – 4:00 p.m.
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)
Butler County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Butler County are filed in District Court at the Butler County Courthouse, 110 N. Main St. (P.O. Box 625), Morgantown, KY 42261. Circuit Court Clerk: Melissa Cardwell — Phone: (270) 526-5631 or (270) 526-5632 — Fax: (270) 526-6763 — Email: MelissaCardwell@kycourts.net. Office hours: Monday–Friday 8:00 a.m.–4:00 p.m. Payment accepted by cash, check, money order, and credit card in office; ePay available online. The courthouse has an elevator to the second floor.
Circuit Court Motion Days
Circuit Court motion days are the second Tuesday of each month. Circuit Civil cases are heard at 9:00 a.m.; Circuit Criminal at 10:00 a.m. Family Court is on the 1st and 3rd Wednesdays. Evictions are filed as District Court civil actions — always verify your specific hearing date and time with the clerk’s office before filing.
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. 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. 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. 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 entry if tenant is absent.
Bowling Green Commuter Market
Butler County is part of the Bowling Green MSA, and US-231 connects Morgantown to Bowling Green (approximately 20 miles south). Tenants who work in Bowling Green’s healthcare, automotive manufacturing (GM, Fruit of the Loom corporate HQ), and university sectors may rent in Butler County for lower housing costs. Verify employment and income with standard documentation; apply your criteria consistently to all applicants.
Agricultural & Seasonal Workforce
Agriculture — tobacco, grain, livestock — remains part of the Butler County economy. For farm workers and self-employed farmers with seasonal income, request two years of tax returns and bank statements and calculate an annualized monthly average. Apply your income ratio to that figure consistently. The 2× security deposit cap provides meaningful protection in a lower-rent market.
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 at the Butler County Courthouse.
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.
Butler County market: Butler County Courthouse, 110 N. Main St., Morgantown. Circuit Court Clerk Melissa Cardwell, (270) 526-5631. Circuit Court motion days: 2nd Tuesday of each month. Small rural market with Bowling Green MSA commuter component. Agricultural income — use tax returns for verification. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Uncle Pen, the Green River, and HB128: Butler County Kentucky Landlord Law
Bill Monroe — the Father of Bluegrass — learned to play from his uncle Pendleton Vandiver, a fiddler born in Butler County, Kentucky. Monroe immortalized him in the 1950 song “Uncle Pen,” one of the definitive standards of the bluegrass genre: a record of a man, a fiddle, and a rural Kentucky upbringing along the Green River. That biographical thread connects Butler County to the roots of one of America’s most distinctive musical forms. The Civil War monument on the Morgantown courthouse lawn is equally unusual — a zinc monument dedicated in 1907 that honors the soldiers of both the Union and Confederacy, one of only two such monuments in all of Kentucky. For landlords operating rental property in Butler County in 2026, the legal framework is HB128 and the courthouse is on North Main Street in Morgantown.
Filing at the Butler County Courthouse
Evictions in Butler County are Forcible Detainer actions filed in District Court at the Butler County Courthouse, 110 N. Main Street (P.O. Box 625), Morgantown, KY 42261. Circuit Court Clerk Melissa Cardwell handles filings at (270) 526-5631 or (270) 526-5632 — email MelissaCardwell@kycourts.net. Office hours are Monday through Friday, 8:00 a.m. to 4:00 p.m. The courthouse has an elevator to the second floor. Payment is accepted by cash, check, money order, and credit card in person; ePay is available online. Circuit Court civil motion days are the second Tuesday of each month, beginning at 9:00 a.m. Evictions are District Court matters — always confirm your specific hearing date and time with the clerk’s office.
Under HB128, the 14-day nonpayment notice must fully expire before you file your Forcible Detainer complaint. Serve the notice properly, retain dated proof of service, and file only after the clock runs. For lease violations, the 14-day cure period and minimum 30-day termination date apply before you may file.
A Small Market, a Bowling Green MSA Connection
With a population of just over 12,000, Butler County is one of Kentucky’s smaller rental markets. The primary rental demand generators are county government, Butler County Schools, local agriculture and manufacturing, and a commuter component drawn by the US-231 corridor connecting Morgantown to Bowling Green, approximately 20 miles south. Bowling Green — home to General Motors, Western Kentucky University, and a significant healthcare sector — is the dominant employment center in the region. Tenants who commute to Bowling Green for work may rent in Butler County for lower housing costs. For those applicants, standard employment and income verification applies: recent pay stubs, employer contact information, and consistent application of your income ratio are straightforward.
Agriculture — tobacco, grain, livestock — remains part of the Butler County economy, and self-employed farmers or seasonal agricultural workers may present non-standard income profiles. For those applicants, request two full years of tax returns and corresponding bank statements, calculate an annualized monthly income average, and apply your income ratio to that figure. The security deposit at the 2x cap provides meaningful protection in a lower-rent market. Apply all income and screening criteria consistently to every applicant regardless of their occupation or employer — consistent application is both good practice and required under Fair Housing law.
HB128 in a Rural Kentucky Market
HB128’s nonwaivable habitability duty applies to every residential lease in Butler County without exception. The 13-category standard covers weatherproofing, plumbing, heating, electrical, pest control, locks, and hazardous substance management (radon, lead, mold, asbestos). In an older rural housing stock — and Butler County has significant older inventory — annual inspections and proactive maintenance are the practical tools for compliance. Respond to written maintenance notices within 14 days (5 days for essential services) or the tenant’s remedies attach automatically. Security deposits must be returned within 30 days of move-out with an itemized deduction statement. Fail that deadline and a court may award $250 or twice what you withheld, whichever is greater. That penalty applies whether the withheld amount was $100 or $1,000 — the statute draws no size floor. Comply with the 30-day rule without exception.
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.
