Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Frenchburg, Pine Ridge, Means & Menifee County
📍 County Seat: Frenchburg (pop. ~683) 👥 County Pop. 6,318 (2020) • KY’s 3rd-Smallest County ⚖️ Court: Menifee County Justice Center — Main St., Frenchburg 🏔️ Red River Gorge Adjacent • Daniel Boone NF • Cave Run Lake 🌲 Appalachian Foothills • Licking River Headwaters 🏛️ Named for Richard H. Menifee • Founded 1869
Menifee County was established on May 1, 1869 from parts of Bath, Morgan, Montgomery, and Powell counties and named for Richard H. Menifee, a Kentucky congressman and lawyer who served in the 1830s. The county seat, Frenchburg, was established the same year and named for Richard French, a Kentucky congressman. Menifee County covers approximately 204 square miles of east-central Kentucky Appalachian foothills terrain — one of Kentucky’s smallest counties by both area and population — and recorded a 2020 census population of just 6,318 residents, making it Kentucky’s third-smallest county by population.
Menifee County occupies some of east-central Kentucky’s most dramatic natural landscape. The county lies adjacent to the Red River Gorge Geological Area (primarily in Wolfe and Powell counties but bordering Menifee), and a substantial portion of the county is within Daniel Boone National Forest. The proximity to Cave Run Lake (in Rowan and Bath counties, just to the north) and the broader outdoor recreation economy of the region gives Menifee a modest tourism dimension. The economy is otherwise anchored by the school system, county government, and a small commuter workforce. With fewer than 6,400 residents, Menifee County has one of the smallest rental markets in Kentucky. All residential evictions are Forcible Detainer actions filed in District Court at the Menifee County Justice Center, Main Street, Frenchburg, KY 40322. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🏔️ Red River Gorge Gateway & Daniel Boone National Forest — Menifee County sits adjacent to the Red River Gorge Geological Area, one of Kentucky’s most spectacular natural landscapes and a nationally recognized rock climbing and hiking destination; a significant portion of the county is within Daniel Boone National Forest, limiting private development and providing a backdrop of remarkable natural scenery |
📉 Kentucky’s Third-Smallest County by Population — With 6,318 residents in 2020, Menifee County is one of the three least populous counties in Kentucky; its rental market is correspondingly minimal, almost entirely relationship-based, and very sensitive to the departure or arrival of even a handful of tenants |
🏛️ Named for Richard H. Menifee — 1830s Kentucky Congressman — Richard Menifee was a Kentucky Whig congressman who served in the 1830s; like many county namesakes in Kentucky’s smaller counties, he was a respected regional figure whose name was attached to the new jurisdiction at its creation in 1869 |
🎣 Cave Run Lake & Outdoor Recreation Access — Menifee County is positioned near Cave Run Lake (Rowan and Bath counties) and the Red River Gorge, making it a modestly accessible base for outdoor recreation; the county’s natural surroundings attract hunters, hikers, and anglers who contribute to a limited but real tourism economy
📊 Quick Stats
County Seat
Frenchburg (~683)
Other Communities
Pine Ridge, Means, Mariba, Pelfrey, Helechawa
County Population
6,318 (2020) • KY’s 3rd-smallest county by population
Region
East-Central KY • Licking River Headwaters • Kentucky River ADD
Major Employers
Menifee County Schools, county/state government, USFS (Daniel Boone NF), limited tourism, transfer payments dominant; commuter employment in Morehead (Rowan Co., ~20 mi) & Mt. Sterling (Montgomery Co., ~20 mi)
Eviction Court
District Court — Menifee County Justice Center
Court Address
Main St., Frenchburg, KY 40322
Court Phone
(606) 768-2112 (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
Menifee County Justice Center — Main St., Frenchburg
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)
Menifee County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Menifee County are filed in District Court at the Menifee County Justice Center, Main Street, Frenchburg, KY 40322. Phone: (606) 768-2112. Frenchburg has a population of under 700; call ahead to verify current office hours, clerk contact, and civil hearing dates. Parking is available near the courthouse.
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. In one of Kentucky’s lowest-rent markets, the $250 floor penalty is very significant; document condition carefully at every tenancy.
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.
Very Small Market — Written Lease Essential
With fewer than 6,400 county residents and Frenchburg’s sub-700 population, Menifee County’s rental market is almost entirely relationship-based. Informal arrangements between neighbors and acquaintances are common. A written lease specifying rent amount, due date, lease term, and the notice provisions required by HB128 is essential for any formal eviction proceeding and strongly recommended for every tenancy regardless of personal familiarity.
Income Profile & Commuter Corridors
The stable employment base consists primarily of Menifee County Schools, county government, and a small number of USFS employees managing Daniel Boone NF. Transfer payments (disability, Social Security) support a significant share of the population. Commuter corridors extend to Morehead (Rowan County, ~20 miles north via KY-519) for Morehead State University employment, and to Mt. Sterling (Montgomery County, ~20 miles west via KY-9) for manufacturing and commercial employment. Apply income documentation consistently regardless of source.
Licking River & Hollow Flood Risk
Menifee County lies in the headwaters area of the Licking River, and the county’s many creek hollows carry the slope drainage and flood risk typical of east-central Kentucky Appalachian terrain. Verify FEMA flood zone status for any low-lying property before renting and maintain HB128’s structural and weatherproofing habitability obligations in hollow-sited housing.
Lead Paint Disclosure
For any dwelling built before 1978 — essentially all of Menifee County’s 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 Menifee 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.
Menifee County market: One of KY’s three smallest counties by population. School employees, county government, and USFS federal staff anchor a tiny rental pool. Transfer payments dominant. Commuter corridors to Morehead (~20 mi N) and Mt. Sterling (~20 mi W). Hollow flood risk and moisture typical of Appalachian foothills. Written leases essential. Lead paint disclosure for all housing. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Red River Gorge Country, 6,318 Residents, and HB128: Menifee County Kentucky Landlord Law
Menifee County had 6,318 residents in the 2020 census, making it one of the three least populous counties in Kentucky. The county seat of Frenchburg has a population of 683. These are not figures that suggest a robust rental market, and they do not. What they suggest is a very small community in a place of genuine natural beauty — east-central Kentucky Appalachian foothills terrain adjacent to the Red River Gorge, within Daniel Boone National Forest, and positioned near Cave Run Lake — where almost everyone knows almost everyone and the formal economy rests on the school system, county government, and federal forest service employment.
Menifee County was established in 1869 from Bath, Morgan, Montgomery, and Powell counties, named for Richard H. Menifee, a Kentucky congressman who served in the 1830s. Frenchburg, the county seat, was named for Richard French, another Kentucky congressman. The county’s 204 square miles of Appalachian foothills terrain include a significant percentage of Daniel Boone National Forest land that cannot be developed, which concentrates the available housing and rental stock in the small communities along Kentucky Routes 519, 77, and 36.
The Gorge Next Door
The Red River Gorge Geological Area, one of Kentucky’s most celebrated natural landscapes, lies primarily in Wolfe and Powell counties but borders Menifee County along the county’s southwestern edge. The Gorge draws rock climbers, hikers, and backpackers from across the eastern United States; the Natural Bridge State Resort Park is just across the county line. This proximity gives Menifee a modest but real outdoor recreation economy — visitors passing through to the Gorge or Cave Run Lake may seek lodging or short-term accommodations, though the infrastructure for this is limited. Property owners considering short-term vacation rentals in Menifee County should consult a Kentucky attorney regarding URLTA applicability for occupancies under 30 days, as transient vacation occupancy is generally outside KRS Chapter 383.
Who Rents in Menifee County
The county’s formal employers are few and small: Menifee County Schools is the dominant employer. County and state government provide additional positions. A small number of USFS employees managing the Daniel Boone National Forest parcels within the county have federal employment with stable incomes verifiable through pay stubs. Transfer payments — Social Security disability, veterans’ benefits, SSI — support a significant share of the population in a county with limited private-sector employment.
Commuters add modest income diversity. Morehead (Rowan County, roughly 20 miles north via KY-519) offers Morehead State University employment — faculty, staff, and administrators with stable higher-education income — and additional commercial employment. Mt. Sterling (Montgomery County, about 20 miles west via KY-9) offers manufacturing and commercial employment from the Montgomery County industrial base. Workers at either destination who prefer Menifee County’s rural character and lower costs bring outside income into a county that generates relatively little of its own. Verify all employment with standard documentation and apply income ratio to annualized figures consistently.
Filing in Frenchburg and HB128 Compliance
All residential evictions in Menifee County are Forcible Detainer actions filed at the Menifee County Justice Center, Main Street, Frenchburg, KY 40322, phone (606) 768-2112. Frenchburg is very small — call ahead to verify hours and hearing dates, and plan travel time if coming from outside the county. 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 essentially all Menifee County housing. Written leases essential in a market where informal arrangements are the norm and a handshake history is not a legal record. The Red River Gorge has been there for 70 million years without anyone writing it down; the landlord-tenant relationship does not have that kind of patience for informality.
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. Short-term vacation rental occupancies under 30 days may fall outside URLTA; consult a Kentucky attorney. 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. Short-term vacation rental occupancies under 30 days may fall outside URLTA scope; consult a Kentucky attorney. Consult a licensed Kentucky attorney for guidance. Last updated: March 2026.
