Kentucky Residential Lease Agreement

Kentucky Residential Lease Agreement

Generate a comprehensive lease agreement compliant with Kentucky rental laws

Property Information
Landlord Information
Tenant Information
Lease Terms
Rent and Fees
Utilities and Services
Pet Policy
Parking
Occupancy and Use
Maintenance and Repairs
Additional Terms

Important Information for Kentucky Landlords

⚠️ Legal Notice: This lease generator provides a basic template. Kentucky has specific rental requirements under state statutes. Always consult with a qualified attorney to ensure your lease complies with all current federal, state, and local laws.

Kentucky Rental Law Highlights

Security Deposits (KRS § 383.580)

  • Maximum Amount: No statutory limit (market determines; typically 1-2 months’ rent)
  • Return Timeline: 30-60 days after tenant vacates depending on deductions
  • Itemized Statement: Required if any deductions are made (KRS § 383.580)
  • Interest Not Required: No statutory requirement to pay interest
  • Move-In Inspection: Strongly recommended to document condition
  • Normal Wear and Tear: Cannot deduct for ordinary deterioration
  • Penalties: Wrongful withholding may result in liability for deposit amount plus damages

Rent and Rent Increases (KRS § 383.545)

  • Grace Period: No statutory grace period required
  • Late Fees: Must be reasonable; typically stated in lease
  • Rent Increase Notice: 30 days for month-to-month tenancies
  • Fixed Term: Cannot increase rent during lease term unless specified
  • No Rent Control: Kentucky does not have rent control laws

Required Disclosures (KRS § 383.580, 383.585)

💡 Important: Kentucky requires specific disclosures. This form does not include all required disclosures. You must separately provide:
  • Lead paint disclosure (pre-1978 properties) – Federal requirement
  • Landlord’s name and address or authorized agent (KRS § 383.585)
  • Methamphetamine contamination disclosure (if known)
  • Move-in condition documentation (recommended)
  • Smoke detector information

Eviction and Termination (KRS § 383.660, 383.695)

  • 7-Day Notice: For nonpayment of rent (KRS § 383.660)
  • 14-Day Notice: For lease violations (tenant may cure within 14 days)
  • 30-Day Notice: To terminate month-to-month tenancy (either party)
  • Court Process Required: Must file Forcible Entry and Detainer action in district court
  • No Self-Help: Lockouts and utility shutoffs are illegal (KRS § 383.655)
  • Writ of Possession: Required to remove tenant after judgment

Landlord Obligations (KRS § 383.595)

  • Habitability: Must maintain premises in fit and habitable condition
  • Essential Services: Heat, water, hot water must be functional
  • Compliance: Must comply with applicable building and housing codes (KRS § 383.595)
  • Structural Integrity: Maintain in safe and weathertight condition
  • Smoke Detectors: Required in all dwelling units
  • Common Areas: Keep clean and in good repair
  • Repairs: Must make necessary repairs within 14 days of notice (KRS § 383.635)

Entry Requirements (KRS § 383.615)

  • Notice Required: 2 days advance notice required (KRS § 383.615)
  • Reasonable Times: Entry during reasonable hours only
  • Emergency Exception: May enter without notice in emergency
  • Permitted Purposes: Inspection, repairs, showing to buyers/tenants
  • Court Order: May enter pursuant to court order

Tenant Rights and Protections

  • Quiet Enjoyment: Right to peaceful possession without interference
  • Privacy Rights: Right to 2 days notice before entry (KRS § 383.615)
  • Repair and Deduct: May repair and deduct from rent after proper notice (KRS § 383.635)
  • Rent Withholding: May withhold rent for uninhabitable conditions (KRS § 383.645)
  • Retaliation: Landlord cannot retaliate for complaints (KRS § 383.705)
  • Security Deposit Protection: Must receive deposit or itemization within timeline
  • Military Service: SCRA protections for active duty members

Resources

  • Kentucky Revised Statutes (KRS) – Chapter 383 (Landlord and Tenant)
  • Kentucky Bar Association – Real Estate Section
  • Legal Aid Society
  • Kentucky Housing Corporation
  • Local housing authorities
  • District courts (for Forcible Entry and Detainer proceedings)
  • Kentucky Apartment Association
⚠️ Disclaimer: This tool provides a template for informational purposes only and does not constitute legal advice. Kentucky has specific landlord-tenant laws under KRS Chapter 383 including security deposit requirements (no statutory maximum, 30-60 day return depending on deductions), 2-day entry notice requirement, 14-day repair timeline, repair and deduct remedy, eviction procedures (7-day for nonpayment, 14-day for violations with cure period), retaliation protections, and methamphetamine contamination disclosure requirements. This form does not include all required Kentucky disclosures. Consult with a qualified Kentucky real estate attorney to ensure full compliance with all applicable federal, state, and local laws.