Kentucky
Tenant Rights.

Kentucky law does not set a statutory limit on how much a landlord can charge for a security deposit.

Before collecting a deposit, the landlord must place the money in a separate account used only for deposits. They must inform the tenant of the bank's name and the account number (KRS 383.580(1)).

To keep any part of a deposit for damages, the landlord must provide a comprehensive list of existing damage to the unit before the tenant moves in. The tenant has the right to inspect the unit and sign the list (KRS 383.580(2)).

Kentucky law (URLTA) provides specific timelines for when a landlord can remove or retain funds from the security deposit account based on the circumstances of the move-out: - 30 Days (Unpaid Rent): If a tenant leaves the premises owing rent and does not make a demand for the security deposit, the landlord may remove the funds from the separate account after 30 days and apply them to the unpaid debt (KRS 383.580(6)).60 Days (Unclaimed Refunds): If a refund is due to the tenant and the landlord sends a notice of the refund amount but the tenant fails to respond or claim it within 60 days, the landlord is entitled to retain the funds (KRS 383.580(7)).Note: While the statute focuses on these specific windows for landlord retention, it remains the standard industry practice to provide an itemized list of deductions or a refund within 30 days when a forwarding address is provided.

If the landlord fails to put the deposit in a separate account or fails to provide the move-in damage list, they forfeit the right to keep any part of the security deposit, even if the tenant actually damaged the property (KRS 383.580(5)).

Under URLTA, the landlord must give the tenant a 7-Day Notice to Pay or Vacate. If the tenant pays within those 7 days, the landlord must accept it and cannot evict (KRS 383.660(2)).

The landlord must provide a 15-Day Notice to correct the violation. If the tenant fixes the issue within 14 days, the lease continues. If the same violation happens again within 6 months, the landlord can terminate with a 14-day notice without giving the tenant a second chance to fix it (KRS 383.660(1)).

Either the landlord or the tenant can terminate a month-to-month lease by providing a written notice at least 30 days before the intended move-out date (KRS 383.695(2)).

It is illegal for a landlord to change the locks, cut off utilities, or remove a tenant's belongings without a court order (KRS 383.690).

The landlord must give at least 2 days' (48 hours) notice before entering the unit for repairs, inspections, or showings (KRS 383.615(3)).

Entry must be at "reasonable times" (generally interpreted as standard business hours).

A landlord may enter without notice or consent in the event of an emergency, such as a fire or a bursting pipe (KRS 383.615(2)).

Kentucky is a "preemption" state. Under KRS 381.223, local governments (cities and counties) are prohibited from enacting any form of rent control. Landlords are free to raise the rent to any amount they choose at the end of a lease term, provided they give proper notice.

Landlords must comply with all building and housing codes, make all repairs to keep the unit habitable, keep common areas clean, and maintain all electrical, plumbing, heating, and air conditioning systems.

Kentucky allows a very limited "repair and deduct" remedy. If a landlord fails to fix a minor habitability issue (costing less than $100 or half the monthly rent, whichever is greater), the tenant may notify the landlord in writing of their intent to fix it. If the landlord doesn't act within 14 days, the tenant can have the work done by a professional and deduct the cost from the rent (KRS 383.635).

If the landlord fails to provide water, heat, or electricity, the tenant has several options under KRS 383.640, including procuring the services themselves and deducting the cost from rent, or suing for damages based on the diminished value of the unit.

A landlord cannot increase rent, decrease services, or threaten eviction because a tenant complained to a government agency about a code violation or joined a tenant union (KRS 383.705).

If a landlord takes an "adverse action" (like an eviction notice) within one year after the tenant makes a complaint, the law presumes the landlord is retaliating. The landlord would then have to prove in court that they have a legitimate, non-retaliatory reason for the action.

Leases for one year or less can be oral in Kentucky, but written leases are strongly recommended. Any lease longer than one year must be in writing to be enforceable.

The landlord must provide the name and address of the person authorized to manage the premises and the owner's address for service of process (KRS 383.585).

A lease cannot force a tenant to waive their rights under URLTA, nor can it force a tenant to pay the landlord’s attorney fees if a dispute goes to court (KRS 383.570).