Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Falmouth, Butler, Demossville & Pendleton County
📍 County Seat: Falmouth (pop. ~2,217) 👥 County Pop. 17,809 (2020) ⚖️ Court: Pendleton County Justice Center — 233 Main St., Falmouth 🌊 Licking River • Ohio River Confluence • NE Kentucky 🏙️ Cincinnati / Covington Commuter Zone • I-75 Adjacent 🏛️ Named for Edmund Pendleton • Growing NKY Suburb
Pendleton County was established on December 14, 1798 from parts of Bracken and Campbell counties and named for Edmund Pendleton, the Virginia statesman, jurist, and president of the Virginia Convention that ratified the Constitution — one of the most important but least-remembered figures of the Founding era. The county seat, Falmouth, was established in 1793 at the confluence of the South Fork and Main Stem of the Licking River. Pendleton County covers approximately 281 square miles of northeastern Kentucky rolling terrain and recorded a 2020 census population of 17,809 residents.
Pendleton County’s rental market is defined by its position within the Cincinnati-Northern Kentucky metropolitan area. The county borders Grant County to the west and Campbell/Kenton counties to the north, with I-75 running through or adjacent to the county and providing direct interstate access to the Covington-Cincinnati metro within approximately 30–40 minutes. This proximity to the Northern Kentucky and Greater Cincinnati employment base makes Pendleton County an outer-ring NKY suburb that has grown steadily as metro housing costs have pushed residential development south. All residential evictions are Forcible Detainer actions filed in District Court at the Pendleton County Justice Center, 233 Main Street, Falmouth, KY 41040. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🏙️ Cincinnati-NKY Metro Outer Ring — I-75 Corridor Growth — Pendleton County sits on the southern arc of the Cincinnati-Northern Kentucky metropolitan area; I-75 connects Falmouth to Florence, Covington, and Cincinnati within 30–40 minutes, making the county an increasingly popular outer-ring location for Cincinnati and NKY metro workers seeking lower housing costs |
🌊 Licking River Confluence at Falmouth — Historic Flood Risk — Falmouth sits at the confluence of the South Fork and North Fork of the Licking River, and the city has experienced catastrophic flooding historically; the 1997 Falmouth flood was one of the most devastating floods in Kentucky’s modern history, inundating much of the city and killing several residents |
🏛️ Named for Edmund Pendleton — Virginia’s Most Influential Forgotten Founder — Edmund Pendleton presided over the Virginia Convention that ratified the U.S. Constitution, served as the first president of the Virginia Court of Appeals, and was described by Thomas Jefferson as the ablest man he had ever encountered in debate; he is among the most consequential Founders who never became president |
📈 Growing NKY Suburb — Steady Population Increase — Pendleton County has grown from about 14,000 residents in 2000 to nearly 18,000 in 2020, driven by NKY/Cincinnati metro residential expansion southward along the I-75 corridor
📊 Quick Stats
County Seat
Falmouth (~2,217)
Other Communities
Butler, Demossville, DeMoss, Glencoe
County Population
17,809 (2020) • Growing NKY outer suburb
Region
NE Kentucky • Cincinnati-NKY MSA outer ring • NKADD
Major Employers
Pendleton County Schools, county/state government; primary income base is NKY/Cincinnati MSA commuters (I-75, ~30–40 min): Amazon, Toyota, Cincinnati metro healthcare (UC Health, Mercy Health, TriHealth), manufacturing, Procter & Gamble, and the broader Cincinnati professional economy
Eviction Court
District Court — Pendleton County Justice Center
Court Address
233 Main St., Falmouth, KY 41040
Court Phone
(859) 654-4321 (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
Pendleton County Justice Center — 233 Main St., Falmouth
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)
Pendleton County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Pendleton County are filed in District Court at the Pendleton County Justice Center, 233 Main Street, Falmouth, KY 41040. Phone: (859) 654-4321. Falmouth is a small Licking River city; parking is available near the justice center. 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 move-in and move-out condition thoroughly 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.
Cincinnati-NKY Metro Commuter Tenant Profile
The primary driver of Pendleton County’s rental demand is the NKY/Cincinnati MSA commuter workforce. Key employers accessible via I-75 include: Amazon (multiple large Northern Kentucky fulfillment and air hub operations), Toyota Motor Manufacturing Kentucky (Georgetown, ~45 mi south), the Cincinnati/NKY metro healthcare systems (UC Health, Mercy Health, TriHealth, St. Elizabeth Healthcare), Procter & Gamble, Kroger (headquarters in Cincinnati), and the broad Cincinnati professional, financial, and manufacturing economy. Verify employment with recent pay stubs or employer letters. Apply income ratio consistently.
Licking River & 1997 Flood History
Falmouth sits at the confluence of the two main branches of the Licking River, and the city experienced one of Kentucky’s most catastrophic modern floods in March 1997, when the Licking River crested far above historic levels and inundated most of Falmouth, killing multiple residents and destroying or severely damaging hundreds of properties. Post-1997 flood mitigation work has been done, but flood risk remains for properties in low-lying areas near the Licking River and its tributaries. Verify FEMA flood zone status for any Falmouth or low-elevation riverine property before renting and disclose known flood risk explicitly in writing.
Lead Paint Disclosure
For any dwelling built before 1978 — older Falmouth neighborhoods and much of the county’s housing stock — federal law requires written disclosure of known lead paint hazards and delivery of the EPA pamphlet. Newer NKY suburban construction is generally 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 Pendleton 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.
Pendleton County market: Growing NKY/Cincinnati outer-ring suburb. I-75 commuters (Amazon, Toyota, Cincinnati healthcare, P&G, Kroger) are the dominant rental driver. Critical: Licking River flood history (1997 catastrophic flood) — verify FEMA flood zone status for all low-lying Falmouth properties; disclose in writing. Lead paint disclosure for pre-1978 housing. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Edmund Pendleton, the 1997 Falmouth Flood, and HB128: Pendleton County Kentucky Landlord Law
Edmund Pendleton is among the most consequential Founders you have probably never heard of. He presided over the Virginia ratifying convention that brought the largest state into the Constitution. He served as the first president of the Virginia Court of Appeals for 25 years, shaping Virginia jurisprudence through a period of profound legal change. Thomas Jefferson, who disagreed with Pendleton on many things, described him as the ablest man he had ever met in debate — higher praise from Jefferson than almost anything, given Jefferson’s self-regard. A Kentucky county established in 1798 and named for Pendleton carries a distinguished legal and constitutional heritage that its quiet rolling terrain and small county seat of Falmouth do not announce.
Pendleton County covers 281 square miles of northeastern Kentucky terrain between the Cincinnati-Northern Kentucky metropolitan area to the north and Grant County to the west, and recorded 17,809 residents in 2020. Falmouth, the county seat at about 2,200 people, sits at the confluence of the North Fork and South Fork of the Licking River on a site that offered early settlers both water access and strategic position but has periodically reminded its inhabitants of the river’s other characteristics.
The 1997 Flood and What It Means for Landlords Today
In March 1997, the Licking River rose to levels that had not been recorded in modern history. The flood inundated most of Falmouth, reaching depths that turned streets into rivers and drove thousands of residents from their homes. Several people died. Hundreds of properties were damaged or destroyed. The 1997 Falmouth flood became one of the defining events in modern Kentucky flood history — a benchmark against which subsequent Licking River flooding is measured and a reason the Federal Emergency Management Agency has paid particular attention to Falmouth’s flood zone mapping.
Flood mitigation work has been done in Falmouth since 1997, and not all properties in the city or county face equal risk. But the baseline fact remains: Falmouth is a city at a river confluence, and river confluences flood. Before renting any property in low-lying areas of Falmouth or along the Licking River or its tributaries in Pendleton County, verify the property’s FEMA flood zone designation individually. Do not assume that post-1997 work makes the property safe; verify the specific parcel. Disclose known flood risk explicitly in writing in the lease or in a separate written disclosure. HB128’s structural integrity and weatherproofing habitability obligations apply continuously for flood-adjacent properties — in this case, “continuously” means every year before high-water season.
I-75 and the Cincinnati-NKY Commuter Economy
Pendleton County’s primary economic driver is its I-75 connection to the Cincinnati-Northern Kentucky metropolitan area. The drive from Falmouth to Florence, Kentucky (the heart of the NKY employment corridor) takes approximately 30 minutes under normal conditions; to downtown Cincinnati it is 40–45 minutes. This puts Pendleton County within practical daily commuting range of one of the Midwest’s largest metro economies. Amazon operates multiple large Northern Kentucky fulfillment, air cargo, and logistics facilities that collectively employ thousands of workers. Toyota Manufacturing in Georgetown is about 45 miles south. The Cincinnati metro healthcare systems — UC Health, Mercy Health, TriHealth, St. Elizabeth Healthcare — employ a large professional workforce accessible from Pendleton County. Procter & Gamble and Kroger have major operations in Cincinnati. Workers at all of these employers who choose Pendleton County for its rural character, lower housing costs, or established community ties represent an economically diverse rental applicant pool. Verify all NKY/Cincinnati employment with standard pay stubs or employer letters and apply income ratio consistently.
Filing in Falmouth and HB128 Compliance
All residential evictions in Pendleton County are Forcible Detainer actions filed at the Pendleton County Justice Center, 233 Main Street, Falmouth, KY 41040, phone (859) 654-4321. Falmouth 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 pre-1978 Falmouth housing. Edmund Pendleton spent 25 years on Virginia’s highest court making sure the rules were applied correctly and consistently regardless of who was involved. HB128 asks the same of landlords for one tenancy at a time.
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. Licking River flood zone status should be verified individually through FEMA flood maps before renting any low-elevation Falmouth or river-adjacent property; the 1997 flood is a documented historical event and flood risk remains for unprotected areas. Consult a licensed Kentucky attorney for guidance. Last updated: March 2026.
