Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Richmond, Berea, Waco, Kirksville & Madison County
📍 County Seat: Richmond (pop. ~35,978) 👥 County Pop. 92,987 (2020) • KY’s 7th-Largest County ⚖️ Court: Madison County Justice Center — 200 W. Irvine St., Richmond 🎓 Eastern Kentucky University • 16,000+ Students 🎨 Berea College • Arts & Crafts Capital of Kentucky 🏭 Toyota • Amazon • I-75 Corridor • Lexington Suburb
Madison County was established on October 17, 1785 from Lincoln County and named for President James Madison, the fourth president, primary architect of the Constitution, and author of much of the Bill of Rights — though the county was established before Madison’s presidency, when he was already a prominent Virginia statesman. The county seat, Richmond, was established in 1798 and named for Richmond, Virginia. Madison County covers approximately 441 square miles of diverse central Kentucky terrain and recorded a 2020 census population of 92,987 residents, making it Kentucky’s seventh-largest county and one of the state’s most economically significant outside of Jefferson and Fayette.
Madison County’s rental market is shaped by two distinct but complementary economic engines. Richmond, the county seat, is home to Eastern Kentucky University (enrollment approximately 16,000), a regional hospital (Baptist Health Richmond), extensive retail and commercial development along the I-75/US-25 corridor, and significant manufacturing. Berea, the county’s second city, is home to Berea College — the tuition-free liberal arts institution renowned for its Appalachian arts and crafts programs — and has developed as one of Kentucky’s premier arts, crafts, and tourism destinations. The county also captures spillover from Fayette County (Lexington), roughly 25 miles to the north via I-75 and US-25. All residential evictions are Forcible Detainer actions filed in District Court at the Madison County Justice Center, 200 W. Irvine Street, Richmond, KY 40475. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🎓 Eastern Kentucky University — Richmond’s Academic Anchor — Eastern Kentucky University, founded in 1906, enrolls approximately 16,000 students in Richmond and is one of the largest employers in the city; EKU’s presence as a regional comprehensive university with professional programs in nursing, criminal justice, education, and business shapes both the rental market and the professional workforce of Madison County |
🎨 Berea College — Tuition-Free & World-Famous for Crafts — Berea College, founded in 1855, is one of the nation’s only tuition-free four-year colleges; its work-study model and emphasis on Appalachian arts and crafts have made Berea a nationally recognized arts destination, with student craft industries producing furniture, pottery, weaving, and broom-making that are sold to visitors from around the world |
🚗 Battle of Richmond — Confederacy’s Greatest Western Victory — The Battle of Richmond, fought August 29–30, 1862, was one of the most decisive Confederate victories of the entire Civil War, with Kirby Smith’s forces routing two Union divisions and capturing over 4,000 prisoners; the battlefield is among the best-preserved Civil War sites in Kentucky |
🏭 I-75 Corridor — Manufacturing & Lexington Overflow — Madison County’s I-75 corridor has attracted significant manufacturing, logistics, and distribution investment; the county also captures substantial residential overflow from Lexington as housing costs in Fayette County have risen
92,987 (2020) • KY’s 7th-largest county • One of KY’s fastest-growing
Region
Central KY • I-75 Corridor • Bluegrass Area Development District • Lexington MSA adjacent
Major Employers
Eastern Kentucky University (~2,400 employees), Baptist Health Richmond, Amazon, Berea College, Madison County Schools, Toyota (Georgetown, ~25 mi), Lexington employers (Fayette Co., ~25 mi), Arauco, Hitachi Automotive
Eviction Court
District Court — Madison County Justice Center
Court Address
200 W. Irvine St., Richmond, KY 40475
Court Phone
(859) 624-4780 (verify with clerk)
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 Location
Madison County Justice Center — 200 W. Irvine St., Richmond
Eviction Timeline
3–6 weeks typical after notice period (active docket)
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)
Madison County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Madison County are filed in District Court at the Madison County Justice Center, 200 W. Irvine Street, Richmond, KY 40475. Phone: (859) 624-4780. As one of Kentucky’s larger and faster-growing counties, the court handles an active civil docket. Parking is available near the justice center in downtown Richmond. Verify current hearing dates and filing requirements with the clerk before filing. EKU-related summer vacancy cycles can create seasonal spikes in eviction filings — plan filing timelines accordingly.
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. In an active university market, document proof of service meticulously.
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, termination no sooner than 30 days from original notice. Consult a Kentucky attorney for repeat violations or criminal acts.
Month-to-Month Termination
One full month’s written notice required (KRS 383.695). Week-to-week: 5 days’ written notice.
Security Deposit
Capped at 2× monthly rent. Held in a dedicated, separately titled bank account. Return within 30 days with itemized deductions. Penalty: $250 or 2× the withheld amount, whichever is greater. In Madison County’s active market, deposits commonly run $800–$1,600+. Document condition with a comprehensive signed move-in checklist and dated photographs.
Habitability — Nonwaivable Duty
HB128 imposes a nonwaivable habitability duty across 13 categories: structural integrity, weatherproofing, plumbing, water, heating/ventilation, electrical, pest/hazardous substances (lead, mold, asbestos), common areas, trash, floors/walls/windows, appliances, locks, and safety equipment. Respond to written maintenance notices within 14 days (5 days for essential services). EKU student housing near campus often experiences high-turnover wear; proactive maintenance is essential.
Landlord Entry — Notice
Standard entry: 24 hours’ advance notice. Routine maintenance: 72 hours’ notice. Emergency: reasonable notice. Leave written notice if tenant is absent. Maintain a documented maintenance log for all entries.
EKU Student Rental Market
Eastern Kentucky University (~16,000 students) is Madison County’s largest source of student rental demand, concentrated in neighborhoods adjacent to the EKU campus in Richmond. Screen student applicants with enrollment verification from EKU Registrar, a current financial aid award letter, and a co-signer requirement for applicants without independent income. Apply co-signer requirements consistently to all student applicants regardless of major or year. EKU leases often follow an academic-year cycle; 12-month leases that bridge summers require explicit agreement. EKU faculty and staff are salaried employees; verify with pay stubs or employer letters from EKU HR.
Berea College Market
Berea College provides tuition-free education through a work-study model, primarily housing students on campus. Off-campus Berea student rental demand is limited. Berea College faculty, staff, and administration are employers with salaried income; verify with standard documentation. Berea’s tourism and arts economy also supports hospitality workers and artisan-craftspeople whose income may be seasonal or variable; apply standard income documentation consistently.
Lexington Commuter & Manufacturing Tenant Profile
Madison County’s I-75 position, 25 miles south of Lexington, captures a significant commuter segment seeking lower housing costs. Toyota Manufacturing (Georgetown, Scott County) is 30 minutes north; verify direct-hire vs. supplier status as discussed in other Toyota-adjacent county pages. Amazon’s fulfillment presence and I-75 corridor manufacturers (Arauco, Hitachi Automotive) provide industrial employment verifiable by pay stubs.
Lead Paint Disclosure
For any dwelling built before 1978 — including significant portions of Richmond’s older residential neighborhoods near EKU and downtown — federal law requires written disclosure of known lead paint hazards and delivery of the EPA pamphlet before lease signing. Newer construction is exempt.
Rent Control
None. Kentucky does not permit local rent control.
Self-Help Eviction
Expressly prohibited (KRS 383.690). Penalty: 3× periodic rent or 3× actual damages, whichever is greater. File a Forcible Detainer at the Madison 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.
Madison County market: One of KY’s fastest-growing counties. EKU student rental market (16,000 students) dominates near-campus Richmond demand. Berea College primarily houses students on campus; Berea arts/tourism employment can be seasonal. Toyota/Lexington commuter spillover adds economically diverse applicants. Lead paint disclosure required for older Richmond and Berea housing stock. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
EKU, Berea College, and HB128: Madison County Kentucky Landlord Law
Madison County has two distinct cities with two distinct identities, and both shape the rental market in ways that require different approaches. Richmond, the county seat, is organized around Eastern Kentucky University, a regional comprehensive university that enrolls some 16,000 students and employs over 2,000 faculty and staff. Berea, twenty miles south on I-75, is organized around Berea College, a small tuition-free liberal arts institution that has made the city synonymous with Appalachian crafts, and around a tourism economy that draws visitors to its galleries, studios, and craft shops year-round. The two cities share a county, a court system, and the same HB128 legal framework — but the landlord operating near EKU’s campus faces different practical questions than the one renting in Berea’s historic district.
Madison County was established in 1785 from Lincoln County and named for James Madison, who at that point was a Virginia statesman active in the Constitutional Convention debates and not yet president. The county seat of Richmond was established in 1798, named for Richmond, Virginia. The county has grown substantially over the past three decades as Lexington’s sprawl and housing costs have pushed residential development south along I-75, and the 2020 census count of 92,987 residents makes Madison County Kentucky’s seventh-largest county — a fact that would have seemed implausible as recently as 1990, when the county was considerably smaller.
Eastern Kentucky University and the Richmond Rental Market
Eastern Kentucky University is the organizing economic fact of Richmond’s rental market. With 16,000 students, EKU generates off-campus rental demand that has shaped the neighborhoods within a mile radius of the campus for over a century. The streets closest to campus — University Drive, Lancaster Avenue, the neighborhoods south of the EKU main entrance — have housing stock ranging from converted single-family homes with multiple student bedrooms to purpose-built student apartment complexes. Rents in these areas track student demand, which means strong occupancy during the academic year (August through May) and potential vacancy exposure during summer unless leases span the full 12 months.
Screen EKU student applicants with enrollment verification from the Registrar, a current financial aid award letter showing the total funded amount for the academic year, and a co-signer requirement for applicants without independent income. Apply the co-signer requirement consistently — to all student applicants — to avoid fair housing exposure. If you lease on a 12-month basis, make clear in the lease that summer rent obligations continue even if the student is not on campus. EKU faculty and professional staff are in a different category: salaried state university employees whose income verification is straightforward. The distinction between a student applicant and a faculty applicant matters for screening but should not affect your consistent application of income ratio and documentation requirements.
Berea College and Berea’s Distinctive Character
Berea College was founded in 1855 as one of the first interracial and co-educational colleges in the South, and it has operated on a tuition-free model for over 150 years, funding operations through its endowment and the labor of students in the work-study program. The college primarily houses its approximately 1,600 students in campus dormitories, which means that Berea College students generate very little off-campus rental demand — a meaningful difference from EKU in Richmond. What Berea does generate is demand from college faculty, administrative staff, and professional employees who need housing in or near the city.
Berea’s tourism and arts economy creates a separate rental consideration. The city’s craft tradition — furniture, pottery, weaving, brooms, and other traditional Appalachian crafts produced and sold in studios along the Old Town Artisan Village and the surrounding downtown — supports artisans, gallery workers, and hospitality employees whose income may be seasonal or variable. Apply the same flexible income documentation approach discussed in the Letcher County (Appalshop) section of this guide: nonprofit and arts employment can be W-2 or grant-funded; evaluate documented annual income regardless of its source and apply your ratio consistently.
The I-75 Corridor and Lexington Overflow
Madison County’s position 25 miles south of Lexington on I-75 has made it one of the primary beneficiaries of Fayette County’s housing cost pressure. Workers employed at the University of Kentucky, UK HealthCare, or in Lexington’s broad professional service economy increasingly look to Richmond for more affordable housing. Toyota Motor Manufacturing Kentucky in Georgetown (Scott County) is about 30 miles north; direct-hire Toyota employees represent some of central Kentucky’s most stable rental applicants. Amazon’s fulfillment operations and I-75 corridor manufacturers add blue-collar rental demand at consistent wage levels. Apply income ratio and documentation requirements consistently across all these employment categories. The court at 200 W. Irvine Street in Richmond handles a significant and active eviction docket for a county this size — proper documentation is essential.
Filing in Richmond and HB128 Compliance
All residential evictions in Madison County are Forcible Detainer actions filed at the Madison County Justice Center, 200 W. Irvine Street, Richmond, KY 40475, phone (859) 624-4780. Downtown Richmond has accessible parking near the justice center. As one of Kentucky’s more active District Courts, verify current hearing dates and filing requirements before your visit. HB128 compliance: written 14-day notice to pay or vacate; 14-day cure with 30-day minimum termination; one month’s written M-to-M notice; deposits at two times monthly rent in a separate account returned within 30 days with itemized deductions; $250 or 2x penalty; nonwaivable habitability; 24-hour entry notice; self-help eviction prohibited at three times periodic rent. Lead paint disclosure required for pre-1978 housing — a significant portion of Richmond’s older residential stock near campus. James Madison spent years drafting language for the Constitution and Bill of Rights with the precision of a person who understood that words matter and vagueness invites dispute. The written lease, the written notice, and the written deduction statement are the same discipline at a much smaller scale.
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. Federal lead paint disclosure requirements apply to pre-1978 housing. Consult a licensed Kentucky attorney for guidance. Last updated: March 2026.
