Kentucky landlord guide — courthouse info, local rules & HB128 eviction procedures for Morganfield, Sturgis, Uniontown, Waverly & Union County
📍 County Seat: Morganfield (pop. ~3,186) 👥 County Pop. 14,382 (2020) ⚖️ Court: Union County Justice Center — 100 W. Main St., Morganfield 🌊 Ohio River • Western Coal Field • Far Western KY ⚡ Big Rivers Electric • Post-Coal Transition • Agriculture 🏛️ Named for National Unity • Ohio River Landing at Uniontown
Union County was established on January 15, 1811 from part of Henderson County and named for the concept of national union — one of Kentucky’s few counties named for an abstract principle rather than a person. The county seat, Morganfield, was established in 1811 and named for General Daniel Morgan of Revolutionary War fame. Union County covers approximately 344 square miles of far western Kentucky terrain along the Ohio River and recorded a 2020 census population of 14,382 residents.
Union County sits in the Western Kentucky Coal Field and was historically a significant coal-producing county, with coal mines and power generation facilities defining much of its 20th-century economy. The most prominent employer in this sector is Big Rivers Electric Corporation, the rural electric cooperative that operates generating stations in the region. The Ohio River forms the county’s western boundary, with Uniontown serving as the county’s historic Ohio River landing community. The county’s economy is in post-coal transition, with the school system, county government, and remaining industrial employment serving as anchors. Evansville, Indiana is the nearest significant metro, approximately 30 miles northwest across the Ohio River via US-60. All residential evictions are Forcible Detainer actions filed in District Court at the Union County Justice Center, 100 W. Main Street, Morganfield, KY 42437. Kentucky’s HB128 (2023) governs all residential leases made on or after its effective date.
⚡ Western Kentucky Coal Field & Power Generation — Union County sits in the Western Kentucky Coal Field and has historically been tied to coal mining and power generation; Big Rivers Electric Corporation operates generating facilities in the region and is one of the area’s significant industrial employers in the post-coal transition |
🌊 Ohio River & Uniontown Landing — The Ohio River forms Union County’s western boundary; Uniontown, the historic river landing community, gave the county its name and reflects the significance of Ohio River commerce to the county’s early economy; the river also creates flood risk for Ohio River corridor properties |
🏛️ Named for National Union — Not a Person — Union County is one of Kentucky’s few counties named for an abstract principle (national unity) rather than a person; it was established in 1811, a period of heightened national unity sentiment following the War of 1812’s approach; Morganfield is named for Revolutionary War general Daniel Morgan |
🌽 Agriculture & Post-Coal Transition — Union County’s economy is transitioning from coal-era industry toward a more diversified agricultural and commercial base; grain farming, cattle, and some remaining industrial employment anchor the county alongside Evansville, Indiana commuter access (~30 mi NW via US-60)
📊 Quick Stats
County Seat
Morganfield (~3,186) • Named for Gen. Daniel Morgan
Other Communities
Sturgis, Uniontown (Ohio River), Waverly, Dekoven, Henshaw
County Population
14,382 (2020) • Post-coal transition economy
Region
Far Western KY • Western Coal Field • Pennyrile ADD
Major Employers
Union County Schools, Big Rivers Electric, remaining coal/industrial, county/state government, agriculture, commuter employment in Evansville IN (~30 mi NW via US-60) & Henderson (~25 mi NE via US-60)
Eviction Court
District Court — Union County Justice Center
Court Address
100 W. Main St., Morganfield, KY 42437
Court Phone
(270) 389-1400 (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
Union County Justice Center — 100 W. Main St., Morganfield
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)
Union County Local Rules & Landlord Procedures
Topic
Rule / Notes
Filing Evictions — Where & Who
All evictions (Forcible Detainer actions) in Union County are filed in District Court at the Union County Justice Center, 100 W. Main Street, Morganfield, KY 42437. Phone: (270) 389-1400. Morganfield is a small county seat; verify current hours, hearing dates, and clerk availability before filing.
Nonpayment of Rent — Notice
Under HB128 (KRS 383.660), serve the tenant a 14-day written notice to pay or vacate. Retain dated proof of service.
Lease Violation — Notice & Cure
Serve a 14-day written notice to cure or quit. If not remedied, termination no sooner than 30 days from original notice.
Month-to-Month Termination
One full month’s written notice. Week-to-week: 5 days’ written notice.
Security Deposit
Capped at 2× monthly rent. Separate account. Return within 30 days with itemized deductions. Penalty: $250 or 2× withheld, whichever greater.
Habitability — Nonwaivable
Nonwaivable duty across 13 categories. Respond within 14 days (5 days for essential services).
Evansville, Indiana (approximately 30 miles northwest via US-60) is the nearest significant metro and the dominant out-of-county employment destination for Union County commuters. Toyota Motor Manufacturing Indiana (in Princeton, IN), Deaconess Health System, Ascension St. Vincent, and Evansville’s manufacturing and professional economy are accessible from Morganfield in approximately 35–45 minutes. Indiana income is earned in Indiana but the tenant resides in Kentucky; Kentucky HB128 governs. Verify cross-state employment with recent Indiana employer pay stubs.
Henderson, KY Commuter Segment
Henderson (Henderson County, approximately 25 miles northeast via US-60) offers additional Kentucky employment options including Town & Country Hospital, Henderson Community College, and commercial employment. This is a meaningful secondary commuter corridor for Union County residents.
Industrial & Utility Employment
Big Rivers Electric Corporation and remaining industrial operations provide some of the county’s most financially stable private-sector positions. Utility and skilled trades employment with a regional cooperative typically offers stable wages and benefits. Verify with recent employer pay stubs.
Ohio River Flood Risk
The Ohio River forms Union County’s western boundary, and Uniontown sits directly on the river. Ohio River flooding is a recurring historical event in this region. Verify FEMA flood zone status for any riverside property and disclose known flood risk in writing.
Lead Paint Disclosure
Required for any dwelling built before 1978. Most Union County housing requires disclosure.
Rent Control
None. Kentucky does not permit local rent control.
Self-Help Eviction
Prohibited (KRS 383.690). Penalty: 3× periodic rent or 3× actual damages, whichever greater. File Forcible Detainer at Union 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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AI-generated, state-specific eviction notices, pay-or-quit letters, lease termination documents, and more — pre-filled with your tenant's information and built to Kentucky requirements.
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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.
Union County market: Far western KY post-coal county. Evansville IN (~30 mi NW) dominant commuter destination — Indiana employment income, Kentucky HB128 governs. Henderson KY (~25 mi NE) secondary corridor. Big Rivers Electric and remaining industrial stable. Ohio River flood risk for Uniontown. Lead paint for most housing. No rent control.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
National Unity, the Ohio River, and HB128: Union County Kentucky Landlord Law
Union County is one of Kentucky’s few counties named for an abstract principle rather than a person — the concept of national union, reflecting the patriotic sentiment of the era around its 1811 establishment. Its county seat, Morganfield, was named for General Daniel Morgan of Revolutionary War fame, the hero of the Battle of Cowpens who had died in 1802. The county occupies 344 square miles of far western Kentucky terrain along the Ohio River, with the river forming its western boundary and Uniontown, the historic river landing, giving the county’s name a geographic anchor as well as an abstract one.
Union County recorded 14,382 residents in 2020. The county sits in the Western Kentucky Coal Field and has historically been tied to coal mining and power generation, with Big Rivers Electric Corporation’s operations representing the most significant institutional industrial presence. The post-coal transition has reshaped the economy, and the school system and county government now anchor local employment alongside remaining industrial positions.
Evansville, Indiana and the Cross-State Commute
The most significant external employment connection for Union County is Evansville, Indiana, approximately 30 miles northwest via US-60 across the Ohio River. Evansville is the third-largest city in Indiana and the economic hub of southwestern Indiana and northwestern Kentucky. Toyota Motor Manufacturing Indiana (in nearby Princeton), Deaconess Health System, Ascension St. Vincent, and Evansville’s manufacturing and professional economy collectively employ thousands of workers accessible from Morganfield in under 45 minutes. Union County residents who work in Indiana earn Indiana wages but live under Kentucky law; Kentucky HB128 governs their tenancies regardless of where they work. Verify Indiana employment with recent pay stubs issued by the Indiana employer. Henderson (Henderson County, about 25 miles northeast via US-60) is the secondary commuter destination, offering healthcare, education, and commercial employment within Kentucky.
Filing in Morganfield and HB128 Compliance
All residential evictions in Union County are Forcible Detainer actions filed at the Union County Justice Center, 100 W. Main Street, Morganfield, KY 42437, phone (270) 389-1400. Morganfield is a small county seat; verify hours and 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 for most Union County housing. Ohio River flood risk for Uniontown and riverside properties. The county was named for union because the concept mattered enough to put on a courthouse sign. HB128 operates on a similar premise — the rules matter because they apply to everyone equally.
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. Last updated: March 2026.
⚠️ Legal Disclaimer: This page is for general informational purposes only and does not constitute legal advice. HB128 applies to leases on or after its effective date; prior law governs older leases. Lead paint disclosure required for pre-1978 housing. Ohio River flood zone status should be verified through FEMA maps. Indiana employment income is acceptable documentation; Kentucky HB128 governs all Union County tenancies. Consult a licensed Kentucky attorney for guidance. Last updated: March 2026.
