Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Lebanon, St. Francis, Raywick, Loretto & Marion County
📍 County Seat: Lebanon (pop. ~5,587) 👥 County Pop. 19,986 (2020) ⚖️ Court: Marion County Justice Center — 223 N. Spalding Ave., Lebanon 🥃 Maker’s Mark • Loretto • Kentucky Bourbon Trail ✝️ Catholic Heritage • Knob Country • Lincoln Trail Region 🏭 Lebanon • Rolling Fork River • South-Central KY
Marion County was established on January 25, 1834 from Washington County and named for General Francis Marion, the South Carolina guerrilla warfare commander known as “The Swamp Fox” whose tactics of rapid strike-and-retreat against British forces in the Carolina lowcountry made him one of the Revolutionary War’s most celebrated irregular fighters. The county seat, Lebanon, was established in 1815 and serves as the commercial and governmental hub of the county. Marion County covers approximately 346 square miles of rolling knob country in south-central Kentucky and recorded a 2020 census population of 19,986 residents.
Marion County has two distinctive identities that make it one of the more culturally interesting small Kentucky counties. The first is bourbon: Maker’s Mark Distillery is located at Loretto in Marion County, and it is one of the most visited distilleries on the Kentucky Bourbon Trail, drawing hundreds of thousands of visitors annually to its signature red-wax-dipped bottles and Star Hill Farm location. The second is its deep Catholic heritage: the county was one of the primary destinations for early Catholic settlers from Maryland in the late 18th century, and St. Joseph Proto-Cathedral in Bardstown (Nelson County, just to the north) anchored a Catholic community that spread into Marion County and has given it a distinctly Catholic institutional character, including several Catholic educational institutions. All residential evictions are Forcible Detainer actions filed in District Court at the Marion County Justice Center, 223 N. Spalding Avenue, Lebanon, KY 40033. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🥃 Maker’s Mark Distillery — Loretto, Kentucky — Maker’s Mark, one of the world’s most recognized bourbon brands, is produced at Star Hill Farm in Loretto, Marion County; the distillery’s distinctive red wax-dipped bottles, hand-rotated barrels, and National Historic Landmark designation make it one of the most visited stops on the Kentucky Bourbon Trail |
✝️ Catholic Heritage — Maryland Settlement — Marion County was settled in part by Catholic families emigrating from Maryland in the late 18th and early 19th centuries, giving it one of the oldest and most rooted Catholic communities in Kentucky; the county is home to several Catholic institutions including St. Mary College (now Thomas More University Appalachian campus) and Loretto Motherhouse |
🦊 Named for “The Swamp Fox” — Francis Marion — Francis Marion earned his nickname through devastating guerrilla raids against British forces in the South Carolina lowcountry during the Revolutionary War; his ability to disappear into the swamps and strike unexpectedly made him the model for a style of warfare that American irregular forces have used in every conflict since |
🌾 Rolling Fork River & Knob Country Agriculture — The Rolling Fork River drains Marion County, flowing northward to the Salt River; the county’s rolling knob country terrain supports cattle and hay production alongside the bourbon industry that has become its signature economic identity
📊 Quick Stats
County Seat
Lebanon (~5,587)
Other Communities
Loretto (Maker’s Mark), St. Francis, Raywick, Gravel Switch, New Market, Bradfordsville
County Population
19,986 (2020)
Region
South-Central KY • Knob Country • Lincoln Trail Area Development District
Major Employers
Maker’s Mark / Beam Suntory, Marion County Schools, Lebanon-Springfield Hospital (now Flaget Memorial), county/state government, Catholic institutions (Loretto Motherhouse, schools), manufacturing, agriculture
Eviction Court
District Court — Marion County Justice Center
Court Address
223 N. Spalding Ave., Lebanon, KY 40033
Court Phone
(270) 692-2597 (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
Marion County Justice Center — 223 N. Spalding Ave., Lebanon
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)
Marion County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Marion County are filed in District Court at the Marion County Justice Center, 223 N. Spalding Avenue, Lebanon, KY 40033. Phone: (270) 692-2597. Lebanon is a small city with accessible parking near the justice center on Spalding Avenue. Verify current civil hearing dates and filing requirements with the clerk 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.
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. Document condition at move-in and move-out with signed checklist and 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).
Landlord Entry — Notice
Standard entry: 24 hours’ advance notice. Routine maintenance: 72 hours’ notice. Emergency: reasonable notice. Leave written notice if tenant is absent.
Maker’s Mark & Bourbon Industry Tenant Profile
Maker’s Mark (now owned by Beam Suntory) employs distillery workers, hospitality staff, warehouse workers, and management in Loretto. Distillery employment tends to be stable; the bourbon industry has grown steadily for over two decades. Verify Maker’s Mark / Beam Suntory employment with pay stubs or employer letters. Hospitality workers at the distillery visitor center may have seasonal or variable hours; account for income variability when reviewing their documentation. The broader bourbon trail tourism economy also supports Lebanon-area hospitality employment.
Catholic Institutional Employer Segment
Marion County’s Catholic institutional heritage has produced several employers: the Sisters of Loretto (Loretto Motherhouse) and associated institutions, Catholic school faculty and staff, and related ministry and educational employment. These are typically modest but stable salaried positions. Verify with pay stubs or employer letters as you would for any nonprofit or educational employer.
Rolling Fork River Flood Risk
The Rolling Fork River drains Marion County, and low-lying properties near the river or its tributaries carry flood risk. Verify FEMA flood zone status for any riverside property before renting and disclose known flood risk in writing.
Lead Paint Disclosure
For any dwelling built before 1978 — most of Lebanon’s older housing stock — federal law requires written disclosure of known lead paint hazards and delivery of the EPA pamphlet before lease signing.
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 Marion 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.
Marion County market: Small south-central KY county with two distinctive anchors — Maker’s Mark/bourbon industry and Catholic institutional employers. County schools and hospital provide stable public employment. Hospitality/distillery tourism workers may have seasonal income variability. Rolling Fork River flood risk for some properties. Lead paint disclosure required for older Lebanon housing stock. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Maker’s Mark, the Swamp Fox, and HB128: Marion County Kentucky Landlord Law
At Star Hill Farm in Loretto, Marion County, Kentucky, barrels of Maker’s Mark bourbon are hand-rotated from the upper floors of the aging warehouses to the lower floors as they age, because the temperature variation between floors affects the rate of the bourbon’s interaction with the charred oak and therefore the flavor profile. It is a labor-intensive process that most distilleries do not bother with. Bill Samuels Sr., who bought the farm and founded Maker’s Mark in the 1950s, did bother with it, along with replacing the rye in the mashbill with wheat for a softer taste, and sealing bottles with the red wax that has made Maker’s among the most recognizable bottles on any bar shelf in the world. The distillery at Star Hill Farm is now a National Historic Landmark. It draws hundreds of thousands of visitors annually to a county of fewer than 20,000 people.
Marion County was established in 1834 and named for Francis Marion, the Revolutionary War general from South Carolina whose guerrilla tactics against British forces in the lowcountry — strike from the swamps, disappear before the enemy can respond, strike again somewhere else — earned him the nickname “The Swamp Fox.” The county covered rolling knob country terrain in south-central Kentucky that was, by the 1830s, already distinguished by its unusual concentration of Catholic settlers, the descendants of Maryland families who had made the journey over the Appalachians in the decades following American independence. The county’s Catholic heritage is visible still: the Loretto Motherhouse, the Catholic school system, the institutional presence of religious communities that have persisted for over two centuries.
The Bourbon Industry as an Employment Base
Maker’s Mark, now owned by Beam Suntory, is a significant employer in a small county. The distillery complex at Star Hill Farm employs production workers, cooperage workers, warehouse staff, quality control personnel, and the hospitality and visitor center staff who manage one of the most visited distillery experiences on the Kentucky Bourbon Trail. Production employees tend to have stable, well-compensated positions with predictable shifts; visitor center and hospitality staff may have more variable hours depending on the tourism season. For rental screening, the distinction matters: verify production employment with recent pay stubs from Beam Suntory’s HR department, and review two to three months of pay history for hospitality workers to understand the full variability of their earnings before applying your income ratio.
The broader bourbon trail tourism economy that Maker’s Mark anchors in Marion County also supports restaurant, hotel, and retail employment in Lebanon and the surrounding area. These positions are generally less stable than distillery production jobs but are nonetheless real income. Apply your documentation requirements consistently across all hospitality applicants.
Catholic Institutions, County Schools, and Hospital
Marion County’s institutional employers round out a stable rental market base. The Marion County Schools system is the county’s largest public employer. The Sisters of Loretto motherhouse and associated educational institutions employ staff in ministry, education, and administration at modest but stable salaries. Flaget Memorial Hospital (now part of CHI’s Catholic health system) provides healthcare employment in Lebanon. County and state government add further public employment. These institutional anchors — Catholic, educational, healthcare, governmental — provide the kind of employment stability that weathers economic cycles better than tourism or single-industry dependence.
Filing in Lebanon and HB128 Compliance
All residential evictions in Marion County are Forcible Detainer actions filed at the Marion County Justice Center, 223 N. Spalding Avenue, Lebanon, KY 40033, phone (270) 692-2597. Lebanon has accessible parking near the justice center. Verify current hearing dates before filing. 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 older Lebanon housing. Francis Marion’s tactical genius was knowing when to strike and when to disappear. A landlord’s version of that discipline is knowing exactly when the 14-day notice period expires, having it served correctly, and filing precisely on schedule. The timing is everything.
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. Rolling Fork River flood zone status should be verified through FEMA flood maps. Consult a licensed Kentucky attorney for guidance. Last updated: March 2026.
