Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Hazard, Chavies, Viper, Yerkes & Perry County
📍 County Seat: Hazard (pop. ~4,456) 👥 County Pop. 25,758 (2020) ⚖️ Court: Perry County Justice Center — 481 Main St., Hazard 🏔️ North Fork Kentucky River • Appalachian Coal Country 🏥 ARH Regional Medical Center • Post-Coal Transition Hub 🏛️ Named for Capt. Oliver Hazard Perry • “We Have Met the Enemy”
Perry County was established on November 2, 1820 from parts of Clay and Floyd counties and named for Captain Oliver Hazard Perry, the naval hero who defeated the British fleet on Lake Erie during the War of 1812 and sent the famous dispatch: “We have met the enemy and they are ours.” The county seat, Hazard, was established in 1824 and named for the same hero. Perry County covers approximately 344 square miles of eastern Kentucky Appalachian terrain drained by the North Fork of the Kentucky River and recorded a 2020 census population of 25,758 residents.
Perry County and its county seat of Hazard were, for most of the 20th century, among the most economically productive communities in eastern Kentucky’s coal economy. Hazard was a prosperous Appalachian coal city — a regional commercial center for the coalfields, with hotels, retail, professional services, and civic institutions that served a wide geographic area. The decline of coal employment has reshaped the county dramatically, but Hazard retains more institutional infrastructure than most eastern Kentucky county seats of similar population size: ARH Regional Medical Center (one of the largest hospitals in eastern Kentucky), Hazard Community and Technical College, and the governmental apparatus of a county that was once among the region’s most significant. All residential evictions are Forcible Detainer actions filed in District Court at the Perry County Justice Center, 481 Main Street, Hazard, KY 41701. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
⚓ “We Have Met the Enemy and They Are Ours” — Oliver Hazard Perry — Captain Oliver Hazard Perry’s victory at the Battle of Lake Erie on September 10, 1813 — reported in his famous dispatch to General Harrison — secured American control of the Great Lakes and cut British supply lines to the western theater; Perry County and its county seat of Hazard are both named for this naval hero |
🏥 ARH Regional Medical Center — Largest Hospital in Eastern KY — Hazard ARH Regional Medical Center is one of the largest and most fully equipped hospitals in eastern Kentucky, serving a multi-county catchment that extends well beyond Perry County’s borders; it is the county’s dominant employer and a major anchor of the post-coal transition economy |
⛏️ Former Coal Capital of Eastern Kentucky — Hazard was one of the most prosperous coal cities in eastern Kentucky throughout the mid-20th century; the post-coal economic transition has been dramatic but has not erased the institutional infrastructure that Hazard built during its peak |
🌊 North Fork Kentucky River — Flood-Prone Appalachian Corridor — The North Fork of the Kentucky River flows through Perry County and through the city of Hazard; the narrow river valley and the steep surrounding terrain create significant flood risk for properties along the river corridor, a risk that has been realized repeatedly in eastern Kentucky’s flood history
📊 Quick Stats
County Seat
Hazard (~4,456) • Eastern KY regional center
Other Communities
Chavies, Viper, Yerkes, Vicco, Bonnyman, Lothair, Vest
County Population
25,758 (2020) • Declining from coal-era peak
Region
Eastern KY • North Fork KY River • Kentucky River ADD
Major Employers
ARH Regional Medical Center (dominant), Hazard Community & Technical College, Perry County Schools, county/state government, remaining coal operations, transfer payments significant
Eviction Court
District Court — Perry County Justice Center
Court Address
481 Main St., Hazard, KY 41701
Court Phone
(606) 436-4614 (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
Perry County Justice Center — 481 Main St., Hazard
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)
Perry County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Perry County are filed in District Court at the Perry County Justice Center, 481 Main Street, Hazard, KY 41701. Phone: (606) 436-4614. Hazard is Perry County’s regional commercial center; parking is available near the justice center on Main Street. 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 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.
ARH Hospital Tenant Segment
ARH Regional Medical Center in Hazard is by far the county’s largest and most financially stable private employer, serving a multi-county eastern Kentucky catchment and providing physicians, registered nurses, specialists, technicians, therapists, and administrative staff. ARH healthcare workers are among Perry County’s most financially reliable rental applicants. Verify with recent pay stubs from ARH HR. Distinguish between permanent staff positions and contract/travel healthcare workers, as the latter may have defined assignment terms.
Hazard Community College Segment
Hazard Community and Technical College (HCTC), part of the KCTCS system, employs faculty, staff, and administrators with stable Commonwealth of Kentucky employment. Some HCTC students may seek off-campus housing; apply standard documentation with enrollment verification and financial aid letters.
North Fork KY River & Flood Risk
The North Fork of the Kentucky River flows through the heart of Hazard and Perry County, and the narrow valley terrain means flood events can be rapid and severe. Eastern Kentucky experienced devastating regional flooding in July 2022 that affected many surrounding counties and killed dozens of Kentuckians. Verify FEMA flood zone status for any property in or near Hazard’s river corridor or in tributary creek hollows before renting, and disclose flood risk in writing. This is particularly important for properties along US-15 through the river valley.
Transfer Payment Income
Perry County’s post-coal economy means transfer payments (SSDI, SSI, veterans’ benefits) represent a meaningful share of the population’s income base. Apply consistent documentation standards regardless of income source: award letters plus bank statements confirming regular deposits. See the Owsley County section of this guide for a detailed discussion.
Lead Paint Disclosure
For any dwelling built before 1978 — most of Hazard’s and the 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 Perry 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.
Perry County market: Eastern KY regional hub anchored by ARH Regional Medical Center. Healthcare workers are top-tier stable applicants. HCTC education employment adds stable public income. Transfer payments significant. North Fork KY River flood risk throughout Hazard — verify FEMA status; July 2022 regional flooding context. Lead paint disclosure for most housing. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
“We Have Met the Enemy,” ARH Medical Center, and HB128: Perry County Kentucky Landlord Law
On September 10, 1813, Captain Oliver Hazard Perry defeated the British fleet on Lake Erie in a battle that lasted about three hours and transformed the war in the Northwest. Perry’s flagship Lawrence was so severely damaged that he had to be rowed to another vessel mid-battle to continue commanding; he later transferred back to Lawrence to receive the British surrender. His dispatch to General Harrison afterward — “We have met the enemy and they are ours: two ships, two brigs, one schooner, and one sloop” — became one of the most quoted sentences in American military history and entered the popular vocabulary in a form that has lost its specifics but kept its confidence. Perry County and its county seat of Hazard are both named for this hero.
Perry County was established in 1820 from Clay and Floyd counties and covers 344 square miles of eastern Kentucky Appalachian terrain in the North Fork of the Kentucky River watershed. Hazard, the county seat at about 4,400 people, was one of the most significant commercial centers in eastern Kentucky’s coal economy for most of the 20th century — a regional hub of hotels, retail, banking, and professional services that served the coalfields of several surrounding counties. The county recorded 25,758 residents in 2020, down from higher peaks at the height of the coal economy.
ARH and the Healthcare Anchor
What Hazard retains that many smaller eastern Kentucky communities have lost is institutional infrastructure — most significantly, ARH Regional Medical Center, one of the largest and most fully equipped hospitals in eastern Kentucky. The hospital serves a multi-county catchment that extends well beyond Perry County’s borders into surrounding counties where healthcare is more limited, and it employs hundreds of physicians, nurses, specialists, technicians, therapists, and administrators. ARH employment represents some of the most financially stable rental applicants in the county. Verify with recent pay stubs from ARH HR. Distinguish between permanent staff and travel/contract healthcare workers; the latter typically have defined assignment terms that may run three to six months at a time, which affects lease term considerations. Hazard Community and Technical College adds KCTCS faculty and staff employment to the institutional base.
The North Fork and Flood Risk
The North Fork of the Kentucky River runs directly through the city of Hazard, and the narrow valley between the surrounding ridgelines means that flood events can be rapid and reach significant depths in a short time. Eastern Kentucky experienced devastating regional flooding in July 2022 that was among the worst in the region’s recorded history, killing dozens of Kentuckians across multiple eastern Kentucky counties. Perry County and surrounding areas were affected. Verify FEMA flood zone status individually for any property in or near Hazard’s river corridor, along US-15 through the valley, or in tributary creek hollows before renting. Disclose known flood risk explicitly in the lease or in a separate written disclosure. Maintain HB128’s structural integrity and weatherproofing habitability obligations proactively for flood-adjacent properties — water infiltration, foundation integrity, and weatherproofing all require regular attention in this environment.
Filing in Hazard and HB128 Compliance
All residential evictions in Perry County are Forcible Detainer actions filed at the Perry County Justice Center, 481 Main Street, Hazard, KY 41701, phone (606) 436-4614. Hazard 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 most Perry County housing. Perry transferred to a new ship mid-battle and kept commanding, then transferred back to accept the surrender on the ship he had started on. The procedures exist so that when the situation changes, you know exactly what to do next.
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. North Fork Kentucky River flood zone status must be verified individually through FEMA flood maps; July 2022 eastern Kentucky flooding affected this region and flood risk is ongoing for river corridor and hollow properties. Consult a licensed Kentucky attorney for guidance. Last updated: March 2026.
