Kentucky Landlord-Tenant Laws

30 days after termination and delivery of possession

• Landlord must return the security deposit or provide an itemized statement of damages within 30 days
• The 30-day clock starts when the tenancy terminates and the tenant delivers possession (returns keys and vacates)
• Landlord must inspect the unit and compile a list of damages with estimated dollar amounts for each item
• If deductions are made, the itemized list must include photos/video evidence and contractor invoices
• Tenant may agree with the damage statement or dispute it in district court
• +2 more requirements

• Landlord may deduct only for: unpaid rent, damages beyond normal wear and tear, and reasonable cleaning costs
• Normal wear and tear cannot be deducted (faded paint, worn carpet, minor scuffs are the landlord's cost)
• Landlord must provide an itemized list with estimated dollar amounts for each deduction
• Evidence required: photographs/video of damage and contractor invoices for each deduction
• Tenants must be informed of the terms and conditions for deposit deductions at the start of tenancy
• +2 more requirements

• Landlord must provide a comprehensive list of existing damage before collecting a security deposit
• Tenant has the right to inspect the premises to verify the accuracy of the damage list
• Both landlord and tenant must sign the move-in checklist
• At move-out, landlord must inspect and compile a new list of damages with estimated costs
• The move-in checklist is the baseline for comparing move-out condition and determining deductions
• +2 more requirements

• Landlord must give a written 7-day notice to pay rent or quit when rent is unpaid
• The notice must state the amount owed and the landlord's intention to terminate if not paid within 7 days
• If tenant pays the full amount within 7 days, the tenancy continues
• If tenant does not pay within 7 days, landlord may terminate the rental agreement and file for eviction
• There is no mandatory grace period in Kentucky — rent is due as specified in the lease
• +3 more requirements

• Month-to-month tenancies require 30 days' written notice to terminate
• Week-to-week tenancies require 7 days' written notice to terminate
• For written leases with a specific end date, some courts require a 10-day notice after expiration
• If tenant holds over without landlord's consent, landlord may bring action for possession
• If holdover is willful and in bad faith, landlord may recover up to 3 months' rent or 3x actual damages (whichever greater) plus attorney fees
• +2 more requirements

• All evictions must go through the court — no self-help eviction is permitted
• Landlord files a forcible detainer action (approximately $40 filing fee)
• Tenant must be served with summons at least 3 days before the trial
• Both parties present evidence at the hearing; judge issues a ruling
• Tenant has 7 days after judgment to vacate or file an appeal
• +4 more requirements

• Tenant must comply with all applicable building and housing codes affecting health and safety
• Tenant must keep the unit clean and safe, dispose of waste properly, and keep plumbing fixtures clean
• Tenant must use all systems and appliances (electrical, plumbing, HVAC, elevators) in a reasonable manner
• Tenant must not deliberately or negligently destroy, deface, or damage the premises
• Tenant must not disturb neighbors' peaceful enjoyment
• +3 more requirements

14 days to remedy after written notice

• Tenant must deliver written notice to the landlord specifying the acts/omissions constituting the breach
• Landlord has 14 days to remedy the issue or use best efforts to remedy
• If landlord remedies within 14 days, the tenancy continues
• If landlord fails to remedy within 14 days, tenant may terminate the rental agreement
• Tenant may also sue for actual damages and obtain injunctive relief
• +2 more requirements

• Landlord must give at least 2 days' notice before entering the dwelling unit
• Entry must be at reasonable times only
• Emergency entry requires no notice
• Valid reasons for entry: inspect premises, make repairs, supply services, show unit to prospective buyers/tenants/contractors
• Tenant cannot unreasonably withhold consent to lawful entry
• +3 more requirements

• Landlord cannot change locks, remove tenant, or block entry to the premises without a court order
• Landlord cannot shut off utilities (electric, gas, water, or other essential services) to force tenant out
• Landlord cannot remove or threaten to remove tenant's belongings outside of court process
• Only the sheriff can carry out a physical eviction after a court order
• Self-help eviction measures are illegal and can result in legal consequences for the landlord
• +2 more requirements

• Rent is due without demand or notice at the time and place specified in the lease
• If no time or place is specified, rent is due at the beginning of each month at the dwelling unit
• Kentucky has no statewide rent control — rent control is banned by KRS § 65.875
• Landlords must give at least 30 days' written notice before increasing rent
• There is no mandatory grace period — rent is late the day after it is due unless the lease provides otherwise
• +3 more requirements

• Kentucky does not have a statutory cap on late fees
• Late fees must be specified in the rental agreement to be enforceable
• Many landlords charge up to 10% of monthly rent as a common practice
• There is no mandatory grace period — but many leases include a 5-day grace period
• Late fee cannot be charged before the grace period (if any) specified in the lease expires
• +2 more requirements

• If fire or casualty substantially impairs enjoyment, tenant may immediately vacate and terminate the lease
• Tenant must notify landlord in writing within 14 days of vacating to terminate
• Lease terminates as of the date the tenant vacates
• If continued occupancy is lawful, tenant may stay and rent is reduced proportionally for the unusable portion
• Landlord must return the security deposit (after deductions) and any prepaid rent from the date of the fire/casualty
• +2 more requirements

• Tenant may break a lease early due to: landlord harassment (KRS § 383.615), uninhabitable conditions (KRS § 383.625), or active military service (federal SCRA)
• Active-duty military personnel may terminate a lease under the federal Servicemembers Civil Relief Act with proper written notice and copy of orders
• Kentucky does not have a specific state statute for domestic violence early lease termination — tenants may rely on protective orders and local resources
• If tenant leaves before the lease ends without qualifying grounds, they typically owe rent for the remaining lease term
• Landlord has a duty to mitigate damages by making reasonable efforts to re-rent the unit
• +1 more requirements