Kentucky Landlord Tenant Laws [2025]

Kentucky Landlord-Tenant Law

Kentucky is considered a relatively landlord-friendly state, especially in areas that have not adopted the Uniform Residential Landlord and Tenant Act (URLTA). In these non-URLTA counties, landlords have greater flexibility around lease terms, fees, and property management practices. However, landlords in URLTA jurisdictions must follow additional regulations designed to protect tenant rights.

Regardless of location, all Kentucky landlords must comply with federal and state laws governing lease agreements, security deposits, habitability standards, eviction procedures, and anti-discrimination policies. These landlord-tenant laws are important to understand before renting out property or enforcing rental policies.

Kentucky landlord laws are primarily found in Chapter 383 of the Kentucky Revised Statutes. While this article focuses on state-level laws, keep in mind that local ordinances in cities like Louisville or Lexington may impose additional requirements. These laws are also subject to change, so landlords should consult a real estate attorney when navigating disputes or compliance issues.

Disclaimer: Innago does not provide legal advice. The content and materials provided in this article are for general informational purposes only and many not be the most up-to-date information.

NEW! 2025 Kentucky Rental Laws

The following new rental laws passed in Kentucky in recent years:

• Limitations on Local Ordinances & Source of Income (HB 18): Effective March 6, 2024, this law prohibits local governments in Kentucky from adopting or enforcing ordinances that require landlords to accept housing vouchers or other forms of federal rental assistance. It also bans local ordinances that conflict with state landlord-tenant law or require landlords to pay emergency response fees for actions taken by tenants or others outside of the landlord’s control.

Kentucky Quick Facts

Rights and Responsibilities of Kentucky Landlords and Tenants

Kentucky landlords and tenants are both granted rights and responsibilities under the law. For instance, landlords must provide habitable housing and follow legal procedures for lease enforcement and eviction. Tenants, in turn, must follow the lease terms and keep the rental property in good condition. While lease agreements outline the majority of rental terms, those agreements must remain compliant with Kentucky’s landlord-tenant statutes.

Below is a summary of the primary rights and responsibilities for landlords and tenants in Kentucky.

Kentucky landlords have the right to:

• Collect rent as agreed upon in the lease.
• Require a security deposit (there is no statutory limit under Kentucky law, but 1-2 months' rent is common).
• Withhold portions of security deposits for unpaid rent or damages beyond normal wear and tear.
• Screen tenants and set rental criteria, as long as they are non-discriminatory.
• Enter the rental property for inspections, repairs, and showings with at least 2 days' notice.
• Initiate eviction proceedings for nonpayment of rent, lease violations, or illegal activity on the premises.
• Enforce lease provisions regarding guests, pets, smoking, and property use.

Kentucky landlords are responsible for:

• Maintaining the rental unit in a habitable condition, with functioning heating, plumbing, and electrical systems.
• Making necessary repairs within a reasonable time after being notified by the tenant.
• Following fair housing laws imposed at the state and federal level.
• Returning the security deposit within 30 to 60 days after lease termination, depending on whether the tenant disputes deductions.
• Keeping common areas safe and clean for tenants.
• Not retaliating against tenants who report code violations or exercise legal rights.
• Following proper legal procedures for lease termination and eviction.

Kentucky tenants have the right to:

• Live in a safe unit that is habitable and well-maintained.
• Receive repairs within a reasonable timeframe after notifying the landlord.
• Have quiet enjoyment of the property without excessive disturbances.
• Receive written notice before landlord entry, rent increases, or termination of tenancy.
• Take legal action if the landlord fails to meet obligations under the lease or law.
• Request a move-in checklist and itemized list of any deductions taken from the security deposit.
• Withhold rent or terminate the lease if the landlord fails to remedy serious maintenance issues, after proper written notice.

Kentucky tenants are responsible for:

• Paying rent on time and in full.
• Complying with the lease and all of its fair terms.
• Keeping the rental unit clean and preventing unnecessary damage.
• Notifying the landlord of maintenance issues or hazards.
• Avoiding illegal activity on the premises.
• Providing written notice before moving out or ending the lease early.
• Covering the cost of any damage caused by them or their guests.

Kentucky Required Disclosures

Required disclosures are details that Kentucky landlords must provide to tenants before a lease agreement is signed. These disclosures help ensure transparency and protect tenant rights by informing renters of property conditions, legal contacts, and landlord policies.

Below are a few of the most important required disclosures in Kentucky.

• Lead-based paint (Title X, Section 1018). Landlords in all 50 states must include information about lead-based paint hazards in the rental agreements for most properties built before 1978. Sellers and landlords must distribute an EPA-approved information pamphlet called “Protect Your Family from Lead in Your Home” and disclose any known lead hazards in the property. These obligations were established by Section 1018 of the Residential Lead-Based Paint Hazard Reduction Act of 1992.
• Landlord/Agent Identification (KRS § 383.585). Kentucky landlords must disclose the name and address of the person authorized to manage the premises as well as the person responsible for receiving notices.
• Security Deposit Location (KRS § 383.580(1)). Landlords are required to inform prospective tenants of the location and account number where their security deposit is stored.
• Move-In/Move-Out Checklist (KRS § 383.580(2-3)). Landlords in Kentucky must provide tenants with a comprehensive list of existing damages to the rental unit. The tenant has the right to inspect the premises and confirm the accuracy of the list. After the tenancy ends, the landlord may inspect the premises and should send the tenant another list covering any charges against the security deposit with the estimated dollar amount for repairs.

Additional Reading: Kentucky Residential Lease Agreement

Kentucky Rent and Fee Laws

Kentucky landlord laws do not regulate rent amounts, late fees, or application fees, making it very landlord-friendly in terms of rent collection policies. However, there are still important rules regarding when rent is due, how much landlords can charge for bounced checks, and what tenants can do if essential services are not provided.

Below are the key rent and fee laws that Kentucky landlords should understand.

Rent Payments

• Due Date: Rent in Kentucky is due without demand or notice at the time and place agreed on in the lease agreement. If no time or place is given in the lease, rent is due at the beginning of each month at the dwelling unit (KRS § 383.565(2)).
• Rent Increases: Rent control is banned in Kentucky (KRS § 65.875).
• Grace Period: There is no mandatory grace period in Kentucky.

Fees

• Application Fees: Rental application fees are not regulated in Kentucky.
• Late Fees: There is no statutory limit on late fees in Kentucky.
• NSF/Bounced Check Fee Maximum: If the tenant’s rent check bounces, the landlord may charge a fee of $50 (KRS § 514.040(4)(b)).

Tenant Remedies

• Withholding Rent/Repair and Deduct: If the landlord fails to supply essential services (heat, running water, hot water, electric, gas, etc.), the tenant may procure a reasonable amount of the service and deduct the cost from the rent. The tenant may also choose to recover damages based on the diminution in the fair rental value of the unit or find comparable substitute housing (KRS § 383.640).

Kentucky Security Deposit Laws

Kentucky has multiple legal requirements governing how landlords must handle security deposits, including how they’re stored, when they must be returned, and the conditions under which funds can be withheld. While the state does not cap the deposit amount or require interest, compliance with these regulations is essential to avoid disputes.

Below are the most important security deposit laws in Kentucky.

• Deposit Limit: There is no limit on security deposit amounts in Kentucky.
• Interest: Landlords are not required to pay interest on security deposits.
• Return Within: 30 days (KRS § 383.580(6)).
• Deposit Location: Security deposits in Kentucky must be kept in a separate bank account or lending institution regulated by the Commonwealth of Kentucky or a federal agency (KRS § 383.580(1)).
• Withholding: Landlords may withhold funds from the security deposit for unpaid rent, costs of damages beyond ordinary wear and tear, and other reasons listed in the lease agreement. The deposit may be used for last month’s rent only if both parties agree or if the tenant does not demand the return of their deposit while having an outstanding balance (KRS § 383.580).

Kentucky Tenant Screening and Fair Housing Protections

What actions are considered housing discrimination?

Tenants in Kentucky are protected from discriminatory housing practices under federal law. The Federal Fair Housing Act (Title 24 USC § 3601-3607) prohibits discrimination in nearly all aspects of housing, including:

• Accepting or denying tenant applications
• Screening and background check procedures
• Advertising rental units
• Writing or wording listings
• Setting rent prices or offering discounts
• Providing maintenance or services
• Initiating or enforcing eviction proceedings
• etc.

In all of these cases, it is illegal to make decisions based on a tenant’s membership in a protected class.

What are the protected classes in Kentucky?

The Fair Housing Act protects renters and applicants from discrimination based on the following seven classes:

• Race
• Color
• Religion
• Sex
• National origin
• Familial status
• Disability

Kentucky landlord laws reaffirm these protections (KRS § 344.360) but do not add any additional protected classes.

Use of Credit Reports

Kentucky landlords are subject to the federal Fair Credit Reporting Act (FCRA) (15 USC § 1681), which outlines the responsibilities of landlords to protect tenant credit information. According to the Act, landlords may not share tenant credit information with anyone without a legal reason to view it. They must also investigate disputed information, dispose of credit reports after use in tenant screening, and notify applicants when their credit score or history was the reason for their denial.

Use of Criminal Histories

A Kentucky criminal background check is permitted during tenant screening, with signed consent from the prospective tenant. Kentucky landlords should follow HUD recommendations for using criminal background checks fairly. This includes avoiding blanket policies for denying applicants with criminal convictions, assessing applicants and their criminal histories on a case-by-case basis, and only denying an applicant when they demonstrate a risk to the safety of other residents or the property.

Additional Reading: Kentucky Background Checks & Screening Online

Kentucky Landlord Entry Laws

Kentucky landlord laws outline when and how a landlord may legally enter a rental unit. These regulations help protect tenant privacy while allowing landlords to maintain their property. Below is an overview of the rules landlords must follow regarding entry in Kentucky.

• Advanced Notice: 2 days’ notice (KRS § 383.615(3)).
• Permitted Times: Kentucky landlords may only enter at reasonable times for inspections, repairs, alternations, improvements, or showings (KRS § 383.615(1)). Landlords may also enter an occupied unit with a court order or if a tenant abandons or surrenders the premises (KRS § 383.615(4)).
• Emergency Entry: In case of an emergency, the landlord may enter without advanced notice or consent (KRS § 383.615(2)).

Kentucky Eviction Notices

Evictions are complex legal processes often poorly understood by both parties. Before pursuing eviction in Kentucky, consider hiring an experienced real estate attorney and be sure to review the Kentucky eviction process in more detail.

If you decide to pursue an eviction in Kentucky, the first step is to send a formal, written eviction notice. Kentucky has multiple kinds of eviction notices, each associated with a different circumstance:

• Rent Demand Notice: 7 days to pay or quit (KRS § 383.660(2)). This notice applies when a tenant fails to pay rent after any grace period designated in the lease.
• Notice for Lease Violation: 14 days to cure or quit (KRS § 383.660(1)). This notice applies for lease violations other than nonpayment.
• Notice for Repeat Lease Violation: 14 days to quit. This notice specifically applies to repeat violations. How many lease violations can you get in Kentucky? If a tenant violates the lease more than once within a six-month period, Kentucky eviction laws do not require the landlord to give the tenant an opportunity to cure the breach, and the landlord may terminate the lease after 14 days' notice (KRS § 383.660(1)).

Additional Reading: Kentucky Eviction Process and Laws [2025]

Kentucky Squatter's Rights

Squatters are people who occupy a property without the owner’s permission or a legitimate lease agreement. In Kentucky, removing a squatter typically requires going through the formal eviction process, especially if the squatter has established residency or claims tenant rights.

Kentucky landlord laws do not permit self-help eviction measures such as shutting off utilities or changing the locks, and these actions are considered unlawful and could result in legal consequences for the landlord. Instead, landlords must pursue removal through the court system if a squatter refuses to leave voluntarily.

In some cases, squatters may attempt to claim ownership of the property through adverse possession. To do so in Kentucky, the individual must occupy the property openly, continuously, and exclusively for 15 years, and their possession must be without the owner's permission.

Before taking any action, landlords should carefully document the situation and consult with a legal professional to ensure compliance with Kentucky’s property and eviction laws.

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

Other Laws and Facts About Kentucky

• The average rent rate in Kentucky is $1,300 per month, according to Zillow.
• The average rent rate in Louisville is $1,275 per month, according to Zillow.
• The state of Kentucky does not require landlords to obtain a rental license to rent out their property.

Conclusion

Understanding Kentucky landlord laws is important for maintaining legal compliance and creative positive relationships with your tenants. By staying informed about responsibilities, fair housing protections, and proper eviction procedures, landlords can protect their investments and create a stable, respectful environment with their tenants. When in doubt, always consult a legal expert to ensure you’re acting within the bounds of state and local regulations.

FAQs

Is Kentucky a landlord-friendly state?

Yes, Kentucky is generally considered landlord-friendly. The state does not impose rent control, has no statutory limits on late fees, and offers relatively flexible eviction procedures. However, landlords must still comply with all federal and state fair housing laws.

Can a landlord refuse to rent to someone using Section 8 vouchers in Kentucky?

Yes. As of 2024, Kentucky landlord laws allow landlords to reject applicants based on source of income, including housing assistance programs. HB 18 explicitly prevents local governments from passing ordinances that require landlords to accept Section 8 vouchers or other rental subsidies.

What is the maximum security deposit a landlord can charge in Kentucky?

There is no state-imposed limit on security deposit amounts in Kentucky. However, the deposit must be stored in a separate escrow account in a regulated financial institution, and any deductions must be itemized and returned within 30 days of lease termination.

How much notice must a Kentucky landlord give before entering a rental unit?

Kentucky landlords are required to provide at least 2 days’ notice before entering a rental unit for non-emergency reasons. Entry must also occur at reasonable times unless there is an emergency or a court order.

Are landlords required to provide essential services like heat and water in Kentucky?

Yes. Landlords must supply essential services such as running water, hot water, electricity, gas, and heat. If these services are not provided, tenants may procure the services themselves and deduct the cost from their rent, or seek damages.

What steps must a landlord take to evict a tenant for nonpayment of rent in Kentucky?

In Kentucky, landlords must provide a 7-day written notice to pay or vacate before initiating formal eviction proceedings for nonpayment of rent. If the tenant does not pay or leave within that time, the landlord can file for eviction in court.

What classes are protected under Kentucky’s fair housing laws?

Kentucky landlords must comply with the federal Fair Housing Act, which protects against discrimination based on race, color, religion, sex, national origin, familial status, and disability.

Free Downloads

1. Kentucky Residential Lease Agreement Template
2. Kentucky Quitclaim Deed
3. Kentucky Lease Agreement Template
4. Kentucky 7 Day Notice to Pay or Quit
5. Security Deposit Disposition Form

Resources

1. Kentucky Revised Statutes
2. Kentucky Eviction Process & Laws [2025]
3. Uniform Residential Landlord and Tenant Act (URLTA)
4. Kentucky Housing Market Trends & Forecast
5. Real Estate Terms & Definitions