Kentucky landlords facing challenging tenants need a clear understanding of the state’s eviction process and laws before taking action. This guide breaks down every stage of the journey, from the most common eviction reasons to court filings and timelines, and Kentucky’s landlord-tenant laws that govern it all.
How Kentucky Law Defines Eviction
An eviction in Kentucky occurs when a landlord uses the legal court process to remove a tenant from a rental property. Landlords must follow strict notice, filing, and court procedures to ensure the eviction is valid under state law.
Kentucky’s eviction laws appear in Kentucky Revised Statutes Chapter 383, which outlines landlord and tenant rights, notice requirements, and court procedures for regaining possession of a rental property.
Eviction With Just Cause
In Kentucky, “just cause” means a landlord has a lawful reason to remove a tenant, such as unpaid rent, property damage, or a serious lease violation.
Landlords can evict tenants for just cause when renters fail to pay rent, break their lease, stay after it ends, or take part in illegal activity on the property. Before filing in court, landlords must give proper written notice, and the process can differ between counties that follow the Uniform Residential Landlord and Tenant Act (URLTA) and those that do not.
Keep detailed records of rent payments, lease violations, and tenant communication. Strong documentation helps you prove just cause in court and protects your rights, especially in cities like Lexington and Louisville, where URLTA rules apply.
Applicable law: Ky. Rev. Stat. § 383.195, Ky. Rev. Stat. § 383.210, Ky. Rev. Stat. § 383.685
No-Fault Evictions
Kentucky landlords can end a fixed-term lease without just cause once the lease expires, as long as they give proper notice and decide not to renew. When the lease ends, tenants must move out unless both parties agree to extend the lease.
For month-to-month tenants, landlords may end the tenancy for any lawful reason by giving at least 30 days’ written notice. Rules can differ between cities that follow the Uniform Residential Landlord and Tenant Act (such as Lexington and Louisville) and counties that do not.
Applicable law: Ky. Rev. Stat. § 383.195, Ky. Rev. Stat. § 383.695
Grounds for Eviction in Kentucky
Landlords in Kentucky may evict tenants for several legally recognized reasons, which include:
Non-Payment of Rent
Kentucky law gives tenants a short grace period before eviction proceedings begin. If rent remains unpaid after 7 days, the landlord can issue a 7-Day Notice to Pay or Vacate, requiring the tenant to pay all overdue rent or leave the property. This process helps landlords recover rent quickly while giving tenants one last chance to resolve the issue.
Applicable law: Ky. Rev. Stat. § 383.660(2)
Lease Violations
A rental agreement sets the ground rules for a healthy landlord-tenant relationship. When tenants break those rules, Kentucky landlords gain the right to begin eviction proceedings.
A few examples of lease violations include:
- A tenant in Louisville adopts an aggressive pit bull despite a strict no-pets clause.
- A renter in Lexington sublets a bedroom on social media without written permission from the landlord.
- A tenant in Bowling Green removes smoke detectors to avoid setting them off while smoking indoors.
Lease agreements exist to protect both sides, so every landlord and tenant should read and understand them before signing.
Applicable law: Ky. Rev. Stat. § 383.690, Ky. Rev. Stat. § 383.660
Illegal Use of the Premises
Kentucky law allows landlords to evict tenants who use a rental property for illegal activity. If a tenant sells drugs from the garage, runs an unlicensed gambling ring, or tampers with utility meters, the landlord can immediately begin the eviction process. Acting quickly in these cases will protect your property, your other tenants, and your reputation as a responsible housing provider.
Applicable law: Ky. Rev. Stat. § 383.690, Ky. Rev. Stat. § 383.660(1)
Tenant Actions that Threaten Health or Safety
Tenants in Kentucky must keep their rentals clean, safe, and well-maintained. When renters create conditions that threaten health or safety, landlords can act under state law. Kentucky requires tenants to maintain sanitation, dispose of trash properly, and use plumbing and electrical systems responsibly.
A few examples of health and safety violations in Kentucky include:
- Allowing trash and food waste to build up, attracting pests
- Ignoring plumbing leaks that lead to mold growth or property damage
- Removing or turning off smoke detectors and safety alarms
Landlords should document all issues, take photos, and send written notice giving the tenant 14 days to fix the problem. If the tenant ignores the notice, the landlord can terminate the lease and move forward with eviction. Learn more in our Warranty of Habitability in Kentucky guide.
Applicable law: Ky. Rev. Stat. § 383.605, Ky. Rev. Stat. § 383.660
Destruction or Neglect of the Rental Unit
Tenants in Kentucky must keep their rentals in good condition and avoid causing damage through neglect or misuse. When renters destroy property or allow severe deterioration, landlords can pursue eviction and recover repair costs.
Landlords should document every issue by photographing damage, saving repair receipts, and keeping written communication with tenants. Detailed records strengthen your case in court and make it easier to recover expenses or deduct the costs from the security deposit.
Applicable law: Ky. Rev. Stat. § 383.660(1), Ky. Rev. Stat. § 383.705
Tenant is in a Month-to-Month Rental Contract
Kentucky landlords can end a month-to-month rental agreement at any time without giving a specific reason. To do so, they must deliver 30 days’ written notice using a Notice to Terminate Tenancy form. If the tenant refuses to leave after the deadline, the landlord can file an eviction case in district court to regain possession, which gives landlords flexibility while keeping the rental transition legal and organized.
Applicable law: Ky. Rev. Stat. § 383.695
Step-by-Step Eviction Process in Kentucky
Kentucky landlords must follow a strict, step-by-step legal process to remove a tenant. This process includes serving proper notice, filing an eviction case in district court, attending a hearing, and, if necessary, regaining possession through the sheriff.
Here are the steps landlords must take, in order:
1. Deliver Notice to the Tenant
Kentucky landlords must initiate the eviction process by identifying the grounds for removal and serving the appropriate notice. Whether the issue involves unpaid rent, a lease violation, or illegal activity, landlords must deliver written notice and give tenants time to fix the problem when required by law.
Some violations, such as criminal behavior or severe property damage, cannot be corrected. In those cases, landlords can proceed with eviction once the proper notice is served. Kentucky law requires notices to be hand-delivered or mailed to the tenant’s last known address. Using the correct form and timeline keeps the process valid in court and prevents unnecessary delays.
Notice Forms & Timelines
- 7-Day Notice to Pay or Vacate: Used for nonpayment of rent. Gives tenants 7 days to pay or move out.
- 14-Day Notice to Cure or Vacate: Used for curable lease violations, such as unauthorized pets or excessive noise. Tenants have 14 days to fix the issue or leave.
- 14-Day Unconditional Quit Notice: Used for severe or repeated violations that endanger health, safety, or property. Tenants must vacate within 14 days.
- 30-Day Notice to Terminate Tenancy: Used to end a month-to-month tenancy without cause. Requires 30 days’ written notice.
Applicable law: Ky. Rev. Stat. § 383.660, Ky. Rev. Stat. § 383.665, Ky. Rev. Stat. § 383.695
2. File an Eviction Lawsuit Against the Tenant
When the notice period ends or the tenant fails to cure a curable violation, the landlord will file a Forcible Detainer Complaint with the Kentucky District Court in the same county as the rental property. The landlord will include the lease, the reason for eviction, and proof that proper notice was delivered.
The landlord will pay a filing fee that usually ranges from $50 to $100, depending on the county. After filing, the court clerk will set a hearing within 7 days and send notice of the date and time to both parties.
Applicable law: Ky. Rev. Stat. § 383.200, Ky. Rev. Stat. § 383.210
3. Serve Court Summons Paperwork to the Tenant
Once the court clerk sets a hearing date, the landlord will arrange for the county sheriff or a constable to serve the Forcible Detainer Summons and complaint to the tenant. If the tenant cannot be reached, the officer will deliver the documents in person or post them at the rental property. Afterward, the sheriff or constable will complete a Return on Service form showing when and how they delivered the papers. The landlord should keep a copy for their records and must submit the documents to the court.
After receiving the summons, the tenant doesn’t have to file a written response but must appear in court on the hearing date to challenge the eviction. Both the landlord and tenant must appear in court at the time listed on the summons, and if either party does not appear, the judge will likely rule in the other party’s favor.
Applicable law: Ky. Rev. Stat. § 383.210, Ky. Rev. Stat. § 454.145, Ky. Rev. Stat. § 454.240
4. Attend the Eviction Hearing
When the court date arrives, the landlord and tenant must appear before a judge in Kentucky District Court, either in person or through an attorney. Both sides will have a chance to present their case. The landlord will explain how the tenant demonstrated evictable behavior, and the tenant will have an opportunity to present their defense and any supporting evidence.
During the hearing, the judge will review the lease, rent records, notices, photos, and any witness statements. The judge may ask questions or request additional documentation to clarify the facts. After hearing both sides, the judge will then review the case before issuing a final decision.
Applicable law: Ky. Rev. Stat. § 383.200, Ky. Rev. Stat. § 383.250
5. Court Reaches a Ruling
After reviewing all testimony, evidence, and witness statements, the judge will reach a ruling under Kentucky landlord-tenant law. Most judges will announce their decision during the hearing, but in some counties, the ruling may take up to 7 days, depending on the court’s schedule.
If the judge rules in the tenant’s favor, the tenant will remain in the rental unit. If the judge rules in favor of the landlord, the court will issue a Judgment for Possession, giving the tenant 7 days to move out before the landlord can request a Warrant for Possession. The tenant may appeal the decision within 7 days by filing a supersedeas bond, which temporarily pauses enforcement until the appeal is reviewed.
Applicable law: Ky. Rev. Stat. § 383.240, Ky. Rev. Stat. § 383.255
6. Judge Issues a Warrant for Possession
Once the judge issues a Warrant for Possession, law enforcement will officially have legal authority to retake the property (once the tenant’s 7-day notice to move out expires). The warrant will allow the county sheriff to physically remove the tenant and return the rental unit to the landlord if the tenant refuses to leave voluntarily.
Applicable law: Ky. Rev. Stat. § 383.240, Ky. Rev. Stat. § 383.250
7. Law Enforcement Executes the Warrant for Possession
If the 7-day deadline passes and the tenant still refuses to leave, the county sheriff or constable will enforce the Warrant for Possession. To do so, law enforcement will visit the property, remove the tenant, and return full possession to the landlord. Once this happens, the landlord will regain complete control of the rental unit.
Kentucky law does not set statewide rules for handling belongings left behind after an eviction. Because of this, landlords may decide how to handle abandoned property once they retake possession. Many landlords choose to document or store items briefly to avoid disputes. In counties that follow the Uniform Residential Landlord and Tenant Act (URLTA), local ordinances may offer additional guidance on managing tenant property.
Applicable law: Ky. Rev. Stat. § 383.240, Ky. Rev. Stat. § 383.250
Tenant Defense Against Eviction in Kentucky
An eviction can leave a lasting mark on a renter’s credit, rental history, and future housing options. Even so, tenants have ways to protect their rights and avoid losing their housing.
Tenants can often stop an eviction by paying overdue rent within the notice period, fixing a lease violation, or working out a payment plan with their landlord. Strong communication, clear records, and quick action can prevent misunderstandings from turning into court cases.
When renters feel overwhelmed, they can reach out for legal help. Legal Aid of the Bluegrass and Kentucky Legal Aid offer free or low-cost support to tenants facing eviction across the state.
Timelines to Expect
In Kentucky, an eviction can be completed in 3 to 6 weeks but can take longer depending on the reason for eviction, whether the eviction is contested, which days courts are (or aren’t) in session and other various possible delays.
Below are the parts of the Kentucky eviction process outside the control of landlords for cases that go uncontested.
| Step | Estimated Time |
|---|---|
| Initial Notice Period | 7-30 Calendar Days |
| Court Issuing Summons | 3 Business Days |
| Court Serving Summons | 3 Business Days |
| Tenant Response Period | 7 Business Days |
| Court Ruling | 3-28 Business Days |
| Court Serving Writ of Restitution | Immediately |
| Final Notice Period | 7 Calendar Days |
Flowchart of the Kentucky Eviction Process
Typical Court Fees
The average cost of an eviction in Kentucky for all filing, court, and service fees is $170. However, the cost can vary by service and eviction execution fees. Eviction lawsuits are filed in District Court.
| Fee | District |
| Initial Court Filing | $40 |
| Summons Service | ~$70 |
| Warrant of Possession Execution | ~$60 |
| Notice of Appeal (Optional) | $150 |
Handle the Kentucky Eviction Process Confidently
Eviction can create stress and uncertainty for both landlords and tenants. To stay prepared, landlords should use property management software that helps them screen tenants, organize records, send notices, and track payments with ease.
Sign up for a free account today to streamline your eviction process, protect your rentals, and stay fully compliant with Kentucky law.
