Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Manchester, Oneida, Burning Springs & Clay County
📍 County Seat: Manchester 👥 Pop. 20,345 (2020) • 100% Rural ⚖️ Justice Center — 316 Main St., Suite 108 🧂 Historic Goose Creek Salt Works 🌲 Daniel Boone National Forest / Redbird Unit 🛣️ Daniel Boone Pkwy • Corbin Micropolitan Area
Clay County was formed on December 2, 1806, from parts of Madison, Floyd, and Knox counties and named for General Green Clay (1757–1826), a Kentucky landowner, legislator, and War of 1812 military leader. The county seat, Manchester, was established in 1807 along Goose Creek near the Lower Goose Creek Salt Works — the most important salt-producing operation in antebellum Kentucky and a major factor in the county’s early settlement. The town was initially named Greenville after General Clay, but that name was already taken by a Muhlenberg County community, and it was renamed Manchester in December 1807, possibly in honor of Manchester, England. Clay County covers 471 square miles in the Eastern Coal Field region, is largely within or adjacent to the Daniel Boone National Forest / Redbird Purchase Unit, and had a 2020 census population of 20,345. It is part of the Corbin, KY Micropolitan Statistical Area. The county is 100% rural. Coal production, which dominated the 20th-century economy, declined sharply in the late 20th century and reached zero by 2016.
Clay County’s rental market is small, rural, and characterized by lower-income housing stock. The economy has been in transition since coal’s decline, with county government, healthcare, education, timber, and small manufacturing as current primary employers. Manchester is home to a minimum- and medium-security federal correctional institution. The Daniel Boone Parkway connects Manchester to I-75 to the west. HB128’s protections are fully applicable here — habitability, notice, and deposit requirements apply regardless of rent level or market conditions. All evictions are Forcible Detainer actions filed in District Court at the Clay County Justice Center in Manchester. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🧂 Goose Creek Salt Works — Kentucky’s Saltpeter Capital — The Goose Creek Salt Works near Manchester were the most important salt-producing operations in antebellum Kentucky; salt was a critical commodity for food preservation and the works drove the county’s early settlement, drawing pioneers from across the region |
🌲 Daniel Boone National Forest — Redbird Purchase Unit — Approximately 61,000 acres of Clay County fall within the Redbird Purchase Unit of the Daniel Boone National Forest; the nationally designated forest covers much of the county’s ridges and hollows, supporting outdoor recreation and timber-related economic activity |
⛏️ Eastern Kentucky Coal Field — Rise and Decline — Coal mining was Clay County’s dominant industry through most of the 20th century; bituminous coal production surpassed 10,000 tons annually from 1917 and peaked mid-century, but declined sharply as natural gas and renewables displaced coal demand; production reached zero tons by 2016, fundamentally reshaping the county’s economy |
🏕️ Oneida Baptist Institute — Founded in 1899, Oneida Baptist Institute in the community of Oneida is a private Christian boarding school serving Appalachian youth; it is one of the county’s most enduring educational institutions and an important community anchor
📊 Quick Stats
County Seat
Manchester (~1,512 in 2020)
Other Communities
Oneida (Oneida Baptist Institute), Big Creek, Goose Rock, Burning Springs, Red Bird, Hima
Population
20,345 (2020 census) • 100% rural
MSA
Corbin, KY Micropolitan Statistical Area
Region
Eastern Coal Field • Appalachian foothills • Cumberland Area Development District
Major Employers
Clay County Schools, Manchester Federal Correctional Institution, county government, healthcare, timber, Oneida Baptist Institute, small manufacturing
Eviction Court
District Court — Clay County Justice Center
Circuit Court Clerk
Leslie Phillips — (606) 598-3663
Justice Center Address
Clay County Justice Center, 316 Main Street, Suite 108, Manchester, KY 40962
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)
Clay County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Clay County are filed in District Court at the Clay County Justice Center, 316 Main Street, Suite 108, Manchester, KY 40962. Circuit Court Clerk: Leslie Phillips — Phone: (606) 598-3663 — Fax: (606) 598-4047. Payment: cash, check, money order; ePay available online. Designated disability parking available. Verify current District Court civil hearing dates 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. This doubled the prior 7-day requirement. Given the high-poverty context of eastern Kentucky, thorough and dated notice documentation is especially important.
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.
Security Deposit
Capped at 2× monthly rent (not including first month’s rent or fees). Must be held in a dedicated, separately titled bank account. Return within 30 days with itemized written deductions. Penalty: $250 or 2× the withheld amount, whichever is greater, plus the amount owed. The $250 minimum floor is particularly significant in a low-rent market; it applies even when a small amount was withheld. 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. In Clay County’s older rural housing stock — much of it in narrow hollows and valleys — weatherproofing, moisture control, heating adequacy, and structural condition are the categories most frequently implicated. Respond to written maintenance notices within 14 days (5 days for essential services).
Landlord Entry — Notice
Standard entry: 24 hours’ advance notice, reasonable time. Routine maintenance or pest control: 72 hours’ notice or a fixed schedule provided at least 72 hours before the first entry. Emergency: reasonable notice. Leave conspicuous written notice if tenant is absent.
Income Verification in a High-Poverty Context
Clay County has one of the highest poverty rates in Kentucky and the United States. A significant portion of prospective tenants may rely on disability income (SSI/SSDI), Supplemental Security Income, government assistance programs, or part-time and seasonal employment rather than traditional full-time W-2 employment. All of these are legitimate income sources for lease qualification purposes. Verify each source with appropriate documentation: Social Security award letters for SSI/SSDI, bank statements showing regular deposits for government assistance, pay stubs or employer contact for employment income. Apply your income ratio consistently to verified income from all sources. Do not reject applicants based on income source; apply consistent standards to all applicants.
Federal Prison Employee Workforce
Manchester Federal Correctional Institution (a minimum- and medium-security federal prison) employs correctional officers, administrative staff, and program personnel. Federal Bureau of Prisons employees receive consistent federal salaries. Verify income with pay stubs and apply your income ratio consistently — federal employment income is among the most stable income streams available.
Flooding & Hollow Properties
Clay County’s topography — steep ridges and narrow valleys — creates significant flash flood risk along Goose Creek, the South Fork Kentucky River, and their tributaries. For properties in creek bottoms or low-lying hollows, ensure FEMA flood zone status is accurately represented to tenants, verify flood insurance coverage, and disclose known flood history. HB128’s habitability standard includes weatherproofing and structural integrity; flood-affected or flood-risk housing must meet these requirements.
Rent Control
None. Kentucky does not permit local rent control. Landlords may raise rent freely at lease renewal.
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 at the Clay County Justice Center.
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 communities: Manchester (county seat, ~1,512), Oneida (Oneida Baptist Institute), Big Creek, Goose Rock, Burning Springs, Red Bird, Hima.
Clay County market: Justice Center, 316 Main St., Suite 108, Manchester. Clerk Leslie Phillips, (606) 598-3663. High-poverty, 100% rural. Government assistance/disability income: verify with award letters/bank statements. Federal prison employees: stable income. Flood-risk hollow properties: disclose FEMA status. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Salt Works, Coal Country, and HB128: Clay County Kentucky Landlord Law
Before coal, Clay County, Kentucky was known for salt. The Goose Creek Salt Works near what would become Manchester were the most important salt-producing operations in antebellum Kentucky — a commodity as strategic in the early 19th century as fuel is today, essential for preserving meat and attracting the earliest permanent settlers to this remote Appalachian hollow. Manchester was founded in 1807 near those works, named after a naming conflict forced a change from Greenville (originally chosen to honor the county’s namesake, General Green Clay). Coal came next, dominated the 20th century, and reached zero production by 2016. Today, Clay County is in economic transition — its 20,345 residents rely on county government, schools, healthcare, timber, and the Manchester federal prison for employment. The Daniel Boone National Forest covers much of the county’s ridges. For landlords managing property here, the legal framework is HB128 and the court is on Main Street in Manchester.
Filing at the Justice Center
Evictions in Clay County are Forcible Detainer actions filed in District Court at the Clay County Justice Center, 316 Main Street, Suite 108, Manchester, KY 40962. Circuit Court Clerk Leslie Phillips handles filings at (606) 598-3663 — fax (606) 598-4047. Payment is accepted by cash, check, and money order; ePay is available online. Designated disability parking is available. Verify current District Court civil hearing dates with the clerk’s office before filing. Your 14-day nonpayment notice must fully expire before you file; the 14-day cure / 30-day termination timeline applies for lease violations.
Income Verification in a High-Poverty Market
Clay County has one of the highest poverty rates in the United States. Many prospective tenants may receive disability income (SSI or SSDI), rely on government assistance programs, or work in part-time or seasonal positions. These are all legitimate income sources for lease qualification purposes. For Social Security disability income, request the SSA award letter showing the monthly benefit amount. For other government assistance, request bank statements showing regular direct deposit patterns. For employment income, verify with pay stubs. Apply your income ratio consistently to verified income from all legitimate sources — the income type does not change the analysis; the verified amount relative to rent is what matters.
Manchester Federal Correctional Institution employs correctional officers and support staff at federal civil service pay rates — among the most stable employment income available. Verify with pay stubs and apply your criteria consistently. HB128’s protections apply equally to all tenants regardless of income source or employment type. The nonwaivable habitability duty — covering weatherproofing, heating, plumbing, moisture control, locks, and hazardous substances — applies to every lease. Older hollow-bottom housing in Clay County’s creek valleys is particularly susceptible to moisture and flooding issues; inspect and address these before leasing, and respond to written maintenance notices within 14 days. Return security deposits within 30 days with an itemized statement; the $250 minimum penalty applies even on low-value deposits in a low-rent market.
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; source of income is not a protected class under federal Fair Housing law but landlords must apply income criteria uniformly. Consult a licensed Kentucky attorney for guidance specific to your situation. Last updated: March 2026.
