Eviction In Kentucky

Kentucky evictions are governed by an intricate set of federal, state, and local laws. These regulations are in place to protect both tenants and landlords from abuse, exploitation, and unfair treatment. The best way to protect yourself as a landlord during the eviction process is to follow all procedures and laws carefully.

Eviction laws tend to be volatile, as they are often subject to legislative change every few years. For this reason, it's important that you stay up to date on legislative news concerning rental and eviction proposals. The more time you have to prepare for potential change, the better. Additionally, it's recommended to keep a legal professional in your life who can answer any questions you may have, as well as guide you through any tricky scenarios. 

If you own and rent properties in the state of Kentucky, you are responsible for complying with Kentucky eviction laws. To do so, you'll need to be as familiar with state eviction laws as possible. In this article, we break down each step of the legal eviction process in Kentucky, types of eviction notices, squatters' rights, and more.

Innago does not provide legal advice. The content and materials provided in this article are for general informational purposes only and may not be the most up-to-date information. Kentucky's eviction laws can be found at KRS § 383.200-383.285 and 383.660-383.705. 

NEW! 2025 Kentucky Eviction Laws

• Squatter's Rights Reform (KRS § 383.290) — Passed in March of 2025, this bill reforms squatters' rights in the state, making it much easier for property owners to have squatters quickly removed. It also introduces language that considers any damage done by squatters to be "criminal mischief"—a felony that requires restitution in the amount of the damage or community service hours.

Reasons for Eviction in Kentucky

In Kentucky, tenants can be evicted for failing to pay rent, violating the lease, or failing to uphold their responsibilities as per state law. 

Nonpayment of Rent

The state of Kentucky mandates no grace period, meaning rent is considered late the day after it is due. Unless there is a grace period outlined in the lease terms, landlords are legally allowed to issue a 7-day notice to pay or quit. If the tenant fails to pay all rent and fees by the end of the notice period or quit the property, landlords may file a lawsuit with eviction court.

It’s also important to note that during the Kentucky eviction process, accepting partial payments or permitting behavior that violates the lease without initiating the eviction process constitutes a waiver of the landlord’s right to terminate the lease for that breach, unless otherwise agreed after the violation (KRS § 383.675). 

Lease Violations

Tenants who breach the terms of the lease may do so via an "act or omission" according to Kentucky law. This may include, but is not limited to:

• Unauthorized tenants or animals living on the property
• Noncompliance with KS § 383.605, including:
  • Failure to properly dispose of waste, ashes, garbage, etc.
  • Deliberate or negligent destruction of property
  • Failure to keep the unit clean and safe
• Holding over after the lease term has ended

Kentucky lease violations are met with a 14-day notice to cure or quit, meaning the tenant is granted 14 days to fix the breach. If the tenant refuses, the landlord may proceed with eviction court after the end of the period.

Additionally, Kentucky landlords may issue an unconditional notice to quit if the tenant repeats a violation within 6 months of the first violation. A notice must have been formally delivered upon the first breach, and landlords are not mandated to offer a cure period for the following violation.

Illegal Activity

If a tenant in Kentucky commits or promotes an illegal act on the premises, their landlord also has the right to evict them with no cure period. Examples of illegal activity include:

• Manufacturing, possession, or selling of a controlled substance
• Substantial damage to the property
• Threats or acts of violence against others

In the event of illegal activity, tenants are given a 14-day notice to quit the premises. Refusal allows the landlord to file an eviction lawsuit.

Additional Reading: Kentucky Landlord Tenant Rental Rights & Laws [2025]

Step-By-Step Eviction Process in Kentucky 

1. Landlord serves a seven- to 14-day eviction notice. 

2. Landlord files an eviction lawsuit with the court. 

3. Court serves tenant the summons. 

4. Landlord and tenant attend court hearing and receive judgment. 

5. Tenant gets seven days to move out or appeal. 

6. Sheriff arrives to forcibly remove the tenant. 

1. Landlord Serves a Seven- to 14-Day Eviction Notice 

If any of the above lease violations occur, the landlord must first serve a Kentucky eviction notice and state that the tenant has the appropriate number of days to remedy or cure the violation. There are three possible notices: 

• Rent Demand Notice: 7 days to pay or quit. If rent is unpaid when due, Kentucky landlords may deliver this notice stating the amount of unpaid rent and late fees required to remedy the breach and the date on which the lease will terminate if they are not paid (not less than seven business days after receipt of the notice) (KRS § 383.660(2)).  

• Lease Violation Notice: 14 days to cure or quit. If a tenant violates another lease term, the landlord must deliver this notice stating the breach and what is required to remedy it, as well as the date on which the lease will terminate if the tenant does not cure the breach (not less than 14 days after receipt of the notice) (KRS § 383.660(1)). 

• Repeat Lease Violation Notice: 14 days to quit. If the tenant commits substantially the same violation as a previous one within a six-month period, no cure period is required, and the landlord may terminate the lease after providing 14 days’ notice (KRS § 383.660(1)). 

For all evictions, the landlord may recover actual damages and reasonable attorney fees.  

2. Landlord Files an Eviction Lawsuit with the Court 

If the tenant has not cured the breach by the end of the notice period (or if the violation is uncurable and the notice period expires), the landlord can then file a Forcible Detainer Complaint (downloadable here) with the Kentucky District Court of the county in which the property is located (KRS § 383.210(1)). Filing this complaint initiates a Kentucky eviction lawsuit. 

The Forcible Detainer Complaint includes the following: 

• The case number, court, county, and division 
• The landlord and tenant’s names, addresses, and phone numbers 
• The type of lease (oral or written) and the date it was signed 
• The rental rate and period (when payable) 
• A description of the tenant’s lease violation (e.g., nonpayment, failure to vacate, etc.) 
• The date the landlord served the written eviction notice. 
• The landlord’s signature 

The landlord will also need to pay an initial filing fee of $40 to begin the eviction lawsuit (Kentucky Rules of Civil Procedures, Rule 3.03). 

3. Court Serves Tenant the Summons 

Once the complaint has been filed, the court will issue a summons or Notice of Eviction Hearing Trial by the Court (downloadable here) to be served with a copy of the complaint to the tenant. The summons will generally include the names and contact information of all parties, the name and address of the court, the time and date of the eviction hearing, and a warning that failure to appear at the hearing could result in a default judgment in the landlord’s favor. The tenant is not required to file a written answer with the court in order to contest the eviction at the hearing. 

Kentucky state law dictates that an officer must serve the summons and complaint to the tenant at least three days before the hearing (KRS § 383.215). They will then return to the court to verify that the summons was served properly. The court may also issue subpoenas for witnesses at the landlord’s or tenant’s request (KRS § 383.230). 

4. Landlord and Tenant Attend Court Hearing and Receive Judgment 

On the day of the eviction hearing, the landlord should bring copies of the lease agreement, the eviction notice with proof of service, the warrant, and any evidence of the lease violation. Both the landlord and tenant will present their cases and any evidence to the judge, who will afterwards issue a judgment. If the judge rules in the landlord’s favor, the district court will issue a Warrant for Possession (downloadable here), which is a formal order for the tenant’s removal from the rental property (KRS § 383.240). 

5. Tenant Gets Seven Days to Move Out or Appeal 

Either party can appeal the judgment to the circuit court within seven days after the judgment is entered. However, in order to do so, the party appealing must deposit with the circuit court clerk the rent due from the beginning of the eviction case through its pendency. At the conclusion of the appeal, the court will distribute the funds according to the judgment (KRS § 383.245, 383.255).  

6. Sheriff Arrives to Forcibly Remove the Tenant 

If the tenant has not appealed or moved out by the end of the seven days, the Warrant for Possession will be directed to the sheriff (or any constable) of the county, who will forcibly remove the tenant from the premises and return possession of the property to the landlord (KRS § 383.245). The sheriff can charge a fee of $7 per tenant for execution of the warrant. 

Kentucky state law does not require landlords to store personal property left behind by the tenant after eviction. 

Evicting a Squatter in Kentucky 

Immediate Removal

Kentucky law states that a squatter is "a person who enters or remains unlawfully on real property when he or she is not privileged or licensed to do so." Kentucky House Bill 10 (KRS § 383.290) radically reformed the state's squatters' rights, and gives property owners the authority to have a squatter immediately removed in certain circumstances.

Per the bill, property owners or their acting agents may request law enforcement immediately remove a squatter if:

• The person is not and has never been a tenant of the premises via a written or oral agreement
• The real property was not open to the public at the time the person entered
• The property owner has directed the person to leave the property
• The person(s) is not an immediate family member of the property owner (defined in section 1 of the bill)
• There is no pending litigation related to the real property

If the scenario does not meet any of the above criteria, then a law enforcement officer may deliver a "Petition to Remove Persons Unlawfully Occupying Real Property" to the squatter, which requires them to immediately vacate the premises. 

Color of Title

However, some squatters can receive the right to possession by meeting certain state-determined criteria. In Kentucky, squatters must have lived in the property for 15 consecutive years to invoke Kentucky squatters rights and claim right of possession (KRS § 413.010). Their possession must also be: 

• Hostile/Adverse—The squatter must not have a valid lease with the owner 
• Actual—The squatter must be actively residing on the property 
• Open and Notorious—The squatter is openly and obviously living there. 
• Exclusive—The squatter does not share possession of the property with anyone else.  
• Continuous—The squatter must hold continuous and uninterrupted possession. 

While relatively rare, if a squatter meets all these criteria, they have “color of title”: the right of legal ownership without having a written deed to the property. They can file an action for adverse possession in Kentucky to legally obtain the title to the property. However, in most cases, a squatter will not meet the criteria and can be removed.

If you think a squatter is living in your vacant property in Kentucky, you should: 

1. Call local law enforcement. 

2. Determine whether the person is a trespasser or a squatter. 

3. If the person is a trespasser, they can be removed immediately by a police officer. 

4. If the person is a squatter who does not meet any aforementioned criteria, you may file a Petition to Remove Persons Unlawfully Occupying Real Property. 

5. If the person does meet any aforementioned criteria, send the squatter an eviction notice as per Kentucky eviction law. 

6. If the squatter does not vacate the premises by the end of the notice period, file for eviction and follow the typical eviction process. 

7. Only the sheriff can physically remove a squatter from your property. You cannot do so, and neither can a police officer. 

Additional Reading: Kentucky Squatter's Rights & Adverse Possession Laws [2025]

How Much Does Eviction Cost in Kentucky?

This chart shows estimates of the approximate cost of an eviction in Kentucky, according to civil procedure in the state and iPropertyManagement. A highly accurate estimate of an eviction is impossible to provide, as cases and circumstances vary so widely. Remember to factor in other losses due to an eviction as well, such as lost rent, time, and stress. 

How Long Does an Eviction Take in Kentucky?

The chart below shows an estimate of the duration of each part of the eviction process. Keep in mind that the length of eviction cases varies widely depending on the complexity of the eviction, the court’s current caseload, and whether or not the tenant contests or appeals the lawsuit.  

Eviction Tips for Landlords

The most effective way to avoid the cost, stress, and time involved in evictions is to prevent them before they happen. In Kentucky, landlords can reduce the risk of eviction by taking these proactive steps:

• Screen tenants thoroughly by checking their credit history, criminal record, prior evictions, and other background information to help ensure you're selecting responsible renters.
• Use simple, plain language lease agreements written in everyday language so tenants can easily understand their rights and responsibilities.
• Conduct regular property inspections to monitor the condition of your rental and verify that tenants are following the lease terms.
• Set fair but firm rent payment policies, including a reasonable grace period, to give tenants flexibility while ensuring consistent cash flow.
• Maintain open lines of communication with your tenants. Encouraging honest dialogue can help resolve issues early—before they grow into legal disputes.

Additional Reading: Kentucky Background Checks & Screening Online

Although avoiding eviction is ideal, there are times when it may become necessary. If you must proceed with an eviction in Kentucky, keep these best practices in mind:

• Strictly follow all eviction laws, court procedures, and deadlines to avoid costly mistakes and delays in the process.
• Consider hiring an attorney or legal expert, especially for complex cases. Their understanding of state-specific landlord-tenant law can be a valuable asset.
• Use property management software to streamline rent collection and track payment history. This kind of documentation can be crucial evidence in court.
• Keep detailed records of lease violations, rent payment history, notices sent, and all communications with the tenant throughout the process.
• Do not accept partial rental payments, especially once the eviction process has begun. In Kentucky, this can waive your right to evict a tenant entirely.
• Never attempt a “self-help” eviction, such as changing locks, shutting off utilities, or removing a tenant’s possessions. These actions are illegal in Kentucky (KRS § 383.655) and can result in legal consequences for the landlord.

Conclusion 

The eviction process in any state can be long and complex, so hiring an eviction attorney is advised in most cases. It’s also important to note that municipalities and local governments often have stricter laws and requirements for landlords, so be sure to check local statutes as well as state ones. However, by reviewing the legal procedures and Kentucky laws on eviction, you can feel more confident pursuing an eviction in this state. 

FAQs

What notice is required for nonpayment of rent in Kentucky?

Landlords must provide a 7-Day Notice to Pay or Quit, giving the tenant seven days to pay the rent owed before eviction proceedings begin.

Can landlords evict a tenant for repeat violations?

Yes, landlords can issue a 14-Day Unconditional Quit Notice if the tenant commits the same or a similar violation within 6 months.

How much does it cost to file an eviction in Kentucky?

Filing fees typically range from $40 to $100, depending on the county.

What happens if the tenant doesn’t show up for the hearing?

If the tenant fails to appear, the judge may issue a default judgment in the landlord's favor.

How soon do eviction hearings in Kentucky take place?

The hearing typically occurs within 7 days of the tenant receiving the court summons.

Court Documents 

• Forcible Detainer Complaint 
• Eviction Notice: Notice of Eviction Hearing Trial by the Court 
• Eviction Notice: Warrant for Possession 

Additional Resources 

• Kentucky Rules of Civil Procedures – This site includes the specific rules of civil procedures and court policies in Kentucky for each county. 
• Kentucky Court of Justice Legal Forms - This site offers free copies of legal forms, including eviction forms for landlords (under the "Civil" topic).