Kentucky Residential Lease Agreement
Kentucky sets no statutory security deposit cap under its URLTA landlord-tenant act. Create a free lease with required disclosures. Attorney review available.
Introduction
A residential lease agreement is a legally binding contract that sets the terms under which a tenant rents a landlord's residential property, covering the rent, the term, the security deposit, each party's responsibilities, and how the tenancy ends. In Kentucky, most landlord-tenant rules come from the Uniform Residential Landlord and Tenant Act (URLTA), KRS 383.500 to 383.715, but URLTA is not statewide. It applies only in the cities, counties, and urban-counties that have locally adopted it in full, including Louisville-Jefferson County, Lexington-Fayette, and Covington. In those URLTA jurisdictions, Kentucky sets no statutory dollar cap on a security deposit, but the landlord must hold it in a separate account, disclose that account's location, and give the tenant a signed itemized damage listing before the deposit is collected. There is no fixed return deadline, but if the tenant leaves owing no rent and is due a refund, the landlord must send notice to the tenant's last known address, and may keep the deposit if the tenant does not respond within 60 days. Required disclosures include the federal lead-based paint notice for housing built before 1978 and, in URLTA jurisdictions, the landlord or manager's name and address. A landlord must give at least 2 days' notice before entering, except in an emergency, and may only enter at reasonable times. Ending a month-to-month tenancy takes at least 30 days' written notice from either side under KRS 383.695. Kentucky has no statewide rent-control regime; state law reserves rent regulation to the General Assembly and bars cities and counties from controlling rents on private property. Attorney review is available as an option before you sign.
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Key Things to Know
- 1
A residential lease agreement is a binding contract between a landlord and a tenant that sets the rent, the length of the tenancy, the security deposit, and how either side can end it.
- 2
Kentucky's landlord-tenant statute, the Uniform Residential Landlord and Tenant Act (URLTA, KRS 383.500 to 383.715), is not statewide. It governs only in cities, counties, or urban-counties that have adopted it in full, such as Louisville-Jefferson County, Lexington-Fayette, and Covington; elsewhere, general Kentucky law and the lease's own terms control.
- 3
Kentucky sets no statutory cap on a security deposit amount. In URLTA jurisdictions the landlord must keep the deposit in a separate account, tell the tenant where it is held, and give the tenant a signed itemized listing of any existing damage before taking the deposit.
- 4
There is no fixed number of days to return a Kentucky deposit. Under KRS 383.580, if the tenant leaves owing no rent and a refund is due, the landlord sends notice to the tenant's last known address; if the tenant does not reply within 60 days, the landlord may keep the deposit.
- 5
Required disclosures include the federal lead-based paint notice for any home built before 1978, and, in URLTA jurisdictions, the landlord or property manager's name and address in writing at or before the start of the tenancy.
- 6
Kentucky law (URLTA jurisdictions) requires at least 2 days' notice before a landlord enters the rental unit, except in an emergency, and entry must happen at reasonable times. State law sets no cap on late fees and no mandatory rent grace period, so the lease's own late-fee terms control.
- 7
Ending a month-to-month tenancy takes at least 30 days' written notice from either the landlord or the tenant under KRS 383.695. Kentucky has no local rent control anywhere in the state; only the General Assembly may regulate private rents (KRS 65.875).
Key decisions before you file
Before you file a Residential Lease Agreement in Kentucky, a few decisions shape the document: which option to choose and what each one means. The Residential Lease Agreement guide walks through them.
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Kentucky Requirements for Residential Lease Agreement
Confirm Whether Your City or County Has Adopted URLTA
Kentucky's Uniform Residential Landlord and Tenant Act (URLTA, KRS 383.500 to 383.715) applies only where a city, county, or urban-county has locally adopted it in full, such as Louisville-Jefferson County, Lexington-Fayette, and Covington. Outside an adopting jurisdiction, the URLTA-specific rules in this list do not apply and general Kentucky law and the lease's own terms control instead.
Hold the Deposit in a Separate, Disclosed Account
In a URLTA-adopting jurisdiction, a landlord who collects a security deposit must keep it in an account used only for tenant deposits at a regulated bank or lending institution, and must tell prospective tenants where the account is held and the account number (KRS 383.580).
No Statutory Deposit Cap, but a 60-Day Refund Rule
Kentucky sets no statutory dollar cap on a security deposit. In URLTA jurisdictions, if a tenant leaves owing no rent and a refund is due, the landlord must notify the tenant at their last known address; if the tenant does not respond within 60 days, the landlord may retain the deposit (KRS 383.580).
Give a Signed Itemized Damage Listing Before Taking a Deposit
Before collecting a security deposit, a landlord in a URLTA-adopting jurisdiction must present the prospective tenant with a comprehensive itemized listing of any existing damage and its estimated repair cost, signed by both parties (KRS 383.580).
Disclose the Landlord or Manager's Name and Address
In a URLTA-adopting jurisdiction, the landlord (or anyone authorized to sign the lease for the landlord) must disclose in writing, at or before the tenancy begins, the name and address of the person managing the premises and of the owner or the owner's authorized agent for service of process (KRS 383.585).
Give the Federal Lead-Based Paint Disclosure
For any rental unit built before 1978, the landlord must give the tenant the federal Lead-Based Paint disclosure and the EPA lead-hazard pamphlet before the lease is signed, as required nationwide under 42 U.S.C. Section 4852d.
Give 2 Days' Notice Before Entering
In a URLTA-adopting jurisdiction, a landlord must give the tenant at least 2 days' notice of intent to enter and may enter only at reasonable times, except in an emergency or where advance notice is impracticable, and may not abuse the right of entry or use it to harass the tenant (KRS 383.615).
Follow the 30-Day Notice for Month-to-Month Termination; No Local Rent Control
Either party may end a month-to-month tenancy with at least 30 days' written notice before the next periodic rental date (KRS 383.695, URLTA jurisdictions). Kentucky has no rent-control regime anywhere in the state; only the General Assembly may regulate private rents, and local rent-control ordinances are barred (KRS 65.875).