Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Stanton, Clay City, Nada & Powell County
📍 County Seat: Stanton (pop. ~2,920) 👥 County Pop. 12,104 (2020) ⚖️ Court: Powell County Justice Center — 525 Washington St., Stanton 🏔️ Red River Gorge • Natural Bridge State Resort Park • Rock Climbing 🌿 Daniel Boone NF • Red River • Appalachian Foothills Transition 🏛️ Named for Gov. Lazarus Powell • Lexington & Mt. Sterling Commuter Zone
Powell County was established on January 7, 1852 from parts of Clark, Estill, and Montgomery counties and named for Governor Lazarus Powell, Kentucky’s 18th governor (1851–1855), a Democrat and later U.S. Senator who was one of the few border-state senators to openly oppose the Civil War while remaining in Congress. The county seat, Stanton, was established in 1854 and named for a member of the organizing committee. Powell County covers approximately 181 square miles of east-central Kentucky terrain at the outer edge of the bluegrass and the beginning of the Appalachian foothills and recorded a 2020 census population of 12,104 residents.
Powell County is home to two of Kentucky’s most celebrated natural destinations: the Red River Gorge Geological Area and Natural Bridge State Resort Park, both within Daniel Boone National Forest in the southwestern portion of the county. The Red River Gorge is a nationally recognized rock climbing, hiking, and backpacking destination that draws visitors from across the eastern United States and supports a modest outdoor recreation economy. Stanton is the county seat and commercial center, situated on the Red River along KY-11/KY-15, approximately 45 miles east of Lexington and 25 miles west of Mt. Sterling via KY-15. All residential evictions are Forcible Detainer actions filed in District Court at the Powell County Justice Center, 525 Washington Street, Stanton, KY 40380. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
🏔️ Red River Gorge — National Rock Climbing Destination — The Red River Gorge Geological Area in Powell and Wolfe counties is one of the premier rock climbing destinations in the eastern United States, attracting tens of thousands of climbers, hikers, and backpackers annually; the combination of sandstone cliffs, natural arches, and old-growth forest makes it one of Kentucky’s most spectacular landscapes |
🌉 Natural Bridge State Resort Park — Kentucky’s Natural Arch — Natural Bridge State Resort Park in Powell County features one of the largest natural sandstone arches in the eastern United States; the park draws visitors year-round and is served by a sky lift from the resort below, making it one of the more accessible natural wonders in Kentucky |
🏛️ Named for Governor Lazarus Powell — Border State Dissenter — Lazarus Powell served as Kentucky’s governor and then as a U.S. Senator, where he was one of the most prominent border-state voices opposing the Civil War and Lincoln’s suspension of civil liberties; his dissenting position during the war made him controversial but historically significant |
🌊 Red River — Gorge Drainage & Flood Risk — The Red River flows through Powell County, draining the gorge country and joining the Kentucky River system; the river carries significant flood risk for properties in the narrow valleys below the gorge country, and flood events in the Red River valley have been documented repeatedly
📊 Quick Stats
County Seat
Stanton (~2,920)
Other Communities
Clay City, Nada, Campton (adjacent, Wolfe Co.), Pine Ridge (adjacent, Menifee Co.)
County Population
12,104 (2020)
Region
East-Central KY • Red River • Kentucky River ADD
Major Employers
Powell County Schools, county/state government, Natural Bridge State Resort Park (state parks), USFS (Daniel Boone NF), outdoor recreation/tourism, commuter employment in Lexington (~45 mi W via KY-15/KY-11) & Mt. Sterling (~25 mi W)
Eviction Court
District Court — Powell County Justice Center
Court Address
525 Washington St., Stanton, KY 40380
Court Phone
(606) 663-6244 (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
Powell County Justice Center — 525 Washington St., Stanton
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)
Powell County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Powell County are filed in District Court at the Powell County Justice Center, 525 Washington Street, Stanton, KY 40380. Phone: (606) 663-6244. Stanton is a small county seat; call ahead to verify current office hours, clerk contact, and civil hearing dates. Parking is available near the justice center.
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 thoroughly 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.
Red River Gorge Tourism & Short-Term Rental Note
The Red River Gorge’s national reputation for rock climbing, hiking, and camping drives significant visitor traffic through Powell County, particularly on weekends and peak seasons (spring and fall). Property owners considering short-term vacation rentals (cabin rentals, glamping, or Airbnb-style accommodations) for Gorge visitors should note that occupancies under 30 days are generally outside the scope of KRS Chapter 383/URLTA and may be classified as transient occupancy rather than residential tenancy. Consult a Kentucky attorney regarding applicable regulations for short-term rental operations in Powell County.
Commuter Income Segments
Mt. Sterling (Montgomery County, ~25 miles west via KY-15) is the most accessible employment center; I-64 logistics, Mary Chiles Hospital, and commercial employment. Lexington (~45 miles west) is accessible for motivated commuters on KY-11/KY-15. Verify all commuter employment with standard pay stubs or employer letters. Apply income ratio consistently.
Red River Flood Risk
The Red River drains the Gorge country and flows through the county, and the narrow valley terrain creates flood risk for low-lying properties along the river corridor. Verify FEMA flood zone status for any Red River corridor property before renting and disclose known flood risk in writing.
Lead Paint Disclosure
For any dwelling built before 1978 — most of Stanton’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 Powell 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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Underground Landlord
🏘️ Communities & Screening Tips
Key communities: Stanton (county seat, ~2,920), Clay City, Nada, Pine Ridge area.
Powell County market: Red River Gorge and Natural Bridge gateway county. School, government, state parks (DBNF/USFS), and outdoor recreation employment anchor a small stable base. Short-term vacation rentals near the Gorge may be outside URLTA scope — consult an attorney. Mt. Sterling (~25 mi W) and Lexington (~45 mi W) commuter corridors add income diversity. Red River flood risk. Lead paint for most housing. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Red River Gorge, Natural Bridge, and HB128: Powell County Kentucky Landlord Law
The Red River Gorge is one of those landscapes that earns its reputation without any marketing assistance. The gorge was carved by the Red River through the Cumberland Plateau sandstone over millions of years, and the result is a concentration of sandstone arches, overhanging cliffs, old-growth hemlock hollows, and exposed rock faces that has made the area one of the premier rock climbing and hiking destinations in the eastern United States. The Gorge straddles the Powell-Wolfe county line; Natural Bridge State Resort Park, with one of the largest natural sandstone arches in the east, is in the Powell County portion. Tens of thousands of people come to the Gorge every year, with the heaviest traffic in spring and fall when the climbing conditions and foliage are at their peak.
Powell County was established in 1852 from Clark, Estill, and Montgomery counties and named for Governor Lazarus Powell, Kentucky’s 18th governor and later a U.S. Senator who was one of the most prominent border-state voices opposing the Civil War. He is not among the better-remembered Kentucky political figures, but his position — holding a Senate seat during the war while openly opposing Lincoln’s suspension of habeas corpus and the conduct of the war — required a particular kind of courage that the historical record treats more fairly than his contemporaries did. The county covers 181 square miles of outer bluegrass-to-Appalachian-foothills transition terrain and recorded 12,104 residents in 2020.
The Rental Market: Tourism, Schools, and the Two Corridors West
Powell County’s rental market is small and anchored by the school system, county government, state parks employees at Natural Bridge, and USFS personnel at Daniel Boone National Forest. The outdoor recreation economy supports some hospitality and guide employment, but this tends to be seasonal and variable — review multiple months of income documentation for applicants employed in tourism or outdoor hospitality, and consider whether annual income is sufficient for a 12-month lease.
The two most practical commuter destinations are Mt. Sterling (Montgomery County, about 25 miles west on KY-15) and Lexington (about 45 miles west via KY-11/KY-15 through Mt. Sterling). Mt. Sterling is the closer option and offers I-64 logistics employment, commercial work, and Mary Chiles Hospital; the drive is straightforward. Lexington is further but accessible for motivated commuters, offering the full range of Fayette County employment. Verify all commuter employment with standard documentation.
Property owners near the Red River Gorge should also note the short-term vacation rental dimension. The Gorge draws climbers who need weekend-length accommodations, and cabin rentals and Airbnb-style operations in the area are common. Occupancies under 30 days are generally outside the scope of KRS Chapter 383’s residential landlord-tenant framework; they may be governed by different regulations and should be reviewed with a Kentucky attorney before operating as short-term rentals.
Filing in Stanton and HB128 Compliance
All residential evictions in Powell County are Forcible Detainer actions filed at the Powell County Justice Center, 525 Washington Street, Stanton, KY 40380, phone (606) 663-6244. Stanton is small; call ahead to verify hours and hearing dates. 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 Powell County housing. The Red River carved the Gorge over millions of years by following the same physical rules every time, without exception. HB128 operates on the same principle.
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 be outside URLTA scope; consult a Kentucky attorney. Last updated: March 2026.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. Kentucky’s 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. Red River flood zone status should be verified through FEMA flood maps. Short-term vacation rental occupancies under 30 days may fall outside URLTA residential tenancy scope; consult a licensed Kentucky attorney. Last updated: March 2026.
