Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Mount Olivet, Piqua, Kentontown & Robertson County
📍 County Seat: Mount Olivet (pop. ~267) 👥 County Pop. 2,108 (2020) • KY’s Smallest County ⚖️ Court: Robertson County Justice Center — Main St., Mount Olivet 🌾 NE Kentucky • Outer Bluegrass • Licking River Headwaters 🏛️ Named for George Robertson • Founded 1867 🚗 Maysville & Mason County Commuter Zone
Robertson County was established on February 11, 1867 from parts of Bath, Bracken, Harrison, and Nicholas counties and named for George Robertson, a Kentucky congressman, Kentucky Secretary of State, and justice of the Kentucky Court of Appeals who was also one of the founders of the University of Kentucky Law School and who served on the bench for many years. The county seat, Mount Olivet, was established in 1868 and remains an unincorporated community of approximately 267 people. Robertson County covers approximately 100 square miles — one of Kentucky’s smallest counties by area — and recorded a 2020 census population of 2,108 residents, making it Kentucky’s smallest county by population.
Robertson County is the least populous county in Kentucky and one of the least populous counties in the entire eastern United States. The county occupies a small patch of rolling northeastern Kentucky outer bluegrass terrain between Nicholas, Mason, Bracken, and Harrison counties. The economy is almost entirely agricultural — beef cattle, hay, and some row crops on the rolling outer bluegrass terrain — with the school system and county government as the only significant formal employers. The rental market is essentially a handful of properties, almost entirely relationship-based, and almost certainly among the smallest residential rental markets of any county in the continental United States. All residential evictions are Forcible Detainer actions filed in District Court at the Robertson County Justice Center, Main Street, Mount Olivet, KY 41064. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
📉 Kentucky’s Smallest County by Population — 2,108 Residents — Robertson County’s 2020 population of 2,108 makes it the smallest county in Kentucky by population; it is also one of the smallest counties by population in the entire eastern United States, with a residential rental market that may consist of fewer than two dozen units county-wide |
🌾 Outer Bluegrass Agriculture — Beef Cattle & Hay — Robertson County’s 100 square miles of rolling northeastern Kentucky terrain support beef cattle and hay production; the county has no significant industry or commercial development, and agriculture has been the primary economic activity throughout its 150-year existence |
🏛️ Named for George Robertson — Kentucky Court of Appeals & UK Law School Founder — George Robertson served in Congress, as Kentucky Secretary of State, and most significantly as a justice and chief justice of the Kentucky Court of Appeals for many years; he was instrumental in founding what became the University of Kentucky Law School, making him a significant figure in Kentucky legal history |
🏘️ Mount Olivet — Population 267, One of Kentucky’s Smallest County Seats — Mount Olivet, the Robertson County seat, had a population of 267 in the 2020 census; with fewer than 300 residents in the county seat and fewer than 2,200 in the entire county, Robertson County represents the extreme small end of Kentucky’s 120-county governance structure
📊 Quick Stats
County Seat
Mount Olivet (~267) • One of KY’s smallest county seats
Other Communities
Piqua, Kentontown, Springdale (very small communities)
County Population
2,108 (2020) • Kentucky’s smallest county by population
Region
NE Kentucky • Outer Bluegrass • FIVCO ADD
Major Employers
Robertson County Schools (dominant), county government, agriculture; commuter employment in Maysville (Mason Co., ~20 mi N) & Flemingsburg (Fleming Co., ~15 mi E) & Brooksville (Bracken Co., ~10 mi W)
Eviction Court
District Court — Robertson County Justice Center
Court Address
Main St., Mount Olivet, KY 41064
Court Phone
(606) 724-5993 (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
Robertson County Justice Center — Main St., Mount Olivet
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)
Robertson County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Robertson County are filed in District Court at the Robertson County Justice Center, Main Street, Mount Olivet, KY 41064. Phone: (606) 724-5993. Mount Olivet has a population of 267; the court is among the smallest in Kentucky. Call ahead to confirm hours, clerk availability, hearing dates, and to verify the current physical address for the justice center before making the trip. This court serves 2,108 county residents; staffing is minimal and planning ahead is essential.
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. The $250 minimum penalty is highly significant in Robertson County’s very low-rent market; 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.
Written Lease Essential — Relationship-Based Market
With 2,108 county residents, Robertson County’s rental market may consist of fewer than 20–30 properties. Every landlord-tenant relationship in the county is a relationship between people who know each other. A written lease specifying rent amount, due date, term, and the HB128 notice provisions is essential for any formal proceeding; oral agreements create ambiguities that are very difficult to resolve when the relationship breaks down. The smaller the community, the more important the written record.
Income Profile & Commuter Access
The county’s only significant formal employers are Robertson County Schools and county government. Transfer payments support some households. Modest commuter corridors exist: Maysville (Mason County, ~20 miles north) via KY-165 for Nestlé Purina and other employment; Flemingsburg (Fleming County, ~15 miles east) for Fleming County employment; Brooksville (Bracken County, ~10 miles west). Verify any commuter employment with standard documentation.
Lead Paint Disclosure
For any dwelling built before 1978 — essentially all Robertson County housing — 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 Robertson County Justice Center. In a community of 2,108, self-help eviction would be both illegal and extraordinarily damaging to the landlord’s community standing.
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.
Underground Landlord
🏘️ Communities & Screening Tips
Key communities: Mount Olivet (county seat, ~267), Piqua, Kentontown, Springdale.
Robertson County market: Kentucky’s smallest county (2,108 residents). Perhaps 20–30 rental units county-wide. School and government employees are the stable base. Written leases absolutely essential. Call ahead before filing at the court. Maysville commuters (~20 mi N) add modest income diversity. Lead paint disclosure for all housing. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
2,108 Residents, Kentucky’s Smallest County, and HB128: Robertson County Landlord Law
Robertson County had 2,108 residents in the 2020 census. The county seat of Mount Olivet had 267. These numbers are not errors or artifacts of rural depopulation — they have been the approximate population of Robertson County for much of its history. The county was established in 1867, late in Kentucky’s history of county formation, from corners of four surrounding counties (Bath, Bracken, Harrison, and Nicholas), and it was small from the start. It occupies 100 square miles of rolling northeastern Kentucky outer bluegrass terrain between those four counties, and it has never had a reason to grow beyond its agricultural function: beef cattle, hay, and the slow rhythms of a landscape that is very good for farming and not particularly hospitable to anything else.
The county was named for George Robertson, who served in Congress, as Kentucky Secretary of State, and most significantly as a justice and chief justice of the Kentucky Court of Appeals for an extended period in the early-to-mid 19th century. He was also instrumental in founding what became the University of Kentucky Law School. Robertson was a legal scholar in the genuine sense — someone who thought carefully about the structure of law and its relationship to governance — which makes it fitting that his name is attached to the county that will produce the fewest eviction filings of any in Kentucky in any given year.
The Rental Market in a County of 2,108
Robertson County’s residential rental market may consist of fewer than two or three dozen properties. It is almost certainly among the smallest residential rental markets of any county in the eastern United States. Every landlord-tenant relationship in the county is between people who know each other, who probably share the same school district, and who will certainly encounter each other in the community long after any tenancy ends. In a market this small and relationship-based, informal arrangements between neighbors are the norm. A written lease is essential — not because strangers are untrustworthy but because the written record is the only thing that makes an eviction proceeding legally manageable. Oral agreements about rent, due dates, and terms create ambiguities that are very difficult to resolve when a relationship deteriorates, regardless of how well both parties knew each other at the start.
The county’s formal employment is minimal: Robertson County Schools is the dominant employer, and county government provides the remainder of the stable public employment. Transfer payments support some households. Maysville (about 20 miles north) provides Nestlé Purina and commercial employment for those willing to make the commute.
Filing in Mount Olivet and HB128 Compliance
All residential evictions in Robertson County are Forcible Detainer actions filed at the Robertson County Justice Center, Main Street, Mount Olivet, KY 41064, phone (606) 724-5993. Mount Olivet has a population of 267; the court serves 2,108 county residents with minimal staffing. Call ahead before making the trip to confirm hours, clerk availability, hearing dates, and current physical address. 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 for all Robertson County housing. George Robertson spent his career building legal structures designed to apply consistently regardless of who was involved. HB128 is that project, applied to the rental relationship. Robertson County has the fewest rental relationships in Kentucky to apply it to, but the law does not come in smaller sizes for smaller counties.
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 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. The Robertson County Justice Center serves 2,108 residents; call ahead to confirm hours, clerk availability, and hearing dates before filing. Consult a licensed Kentucky attorney for guidance. Last updated: March 2026.
