What a Landlord Cannot Do in Kentucky: Key Legal Limits

Renting a home comes with clear expectations on both sides of the lease but when those lines are crossed, it’s not just a bad experience; it can become a legal issue. In Kentucky, landlord-tenant laws aren’t just suggestions—they’re enforceable rules that protect the rights of both parties involved in the landlord tenant relationship.

Whether you’re a property manager, a first-time landlord, or someone renting residential property, knowing what a landlord cannot do in Kentucky is key to staying compliant and avoiding costly mistakes. From lease violations to improper eviction procedures, these rules are designed to maintain fairness and accountability.

This guide breaks down the most important legal limits Kentucky landlords must follow—so if you rent, own, or manage a rental unit, you’ll want to read closely.

Let’s get into what’s off-limits under Kentucky law.

Kentucky Landlord-Tenant Law

Laws around renting in Kentucky aren’t just there for worst-case scenarios—they shape every part of the landlord-tenant relationship, from the moment a lease is signed to the day it ends. These rules exist to guide daily decisions, prevent conflict, and outline what’s legally acceptable on both sides.

At the center of these laws are two key legal sources: Chapter 383 of the Kentucky Revised Statutes and the Uniform Residential Landlord and Tenant Act, often called URLTA.

URLTA doesn’t apply across the entire state, but in places where it does—typically larger cities—landlords must follow additional guidelines when managing residential property.

This legal framework is designed to hold both parties accountable. Landlords must follow proper procedures, and tenants are expected to respect the terms of their rental agreement. For example, a tenant who refuses to pay rent without a valid reason risks eviction. At the same time, a landlord who enters the property without notice or delays necessary repairs could face legal action.

What complicates things further is the role of local ordinances. Cities like Lexington or Louisville may have more specific rental rules layered on top of state law. These additions can affect everything from lease requirements to how rent increases are handled.

Understanding these legal layers sets the stage for what comes next: the specific actions landlords in Kentucky are not allowed to take—and why ignoring those limits can quickly become a legal problem.

1. Landlords Cannot Evict an Active Duty Service Member

Not every missed rent payment can be handled the same way—especially when the tenant is serving in the military. Federal law steps in here with clear protections.

The Servicemembers Civil Relief Act (SCRA) protects active duty service members and their dependents by prohibiting landlords from evicting them for unpaid rent without first obtaining a court order. This applies to most rental properties in Kentucky, as long as the monthly rent is below the federally adjusted cap.

Before making any decisions, the court must review whether the tenant’s military service has directly affected their ability to make rent payments. If so, the judge may delay the eviction for up to 90 days.

In some situations, this delay can be extended even further to allow the tenant time to manage both their service responsibilities and housing obligations.

This isn’t optional. If a landlord skips this step or tries to evict without proper court involvement, they may face steep penalties. These can include court-ordered reversals, financial consequences, or damage to the landlord’s legal standing.

Landlords in Kentucky must take extra care when renting to service members. When military service affects rent payments, the law expects landlords to pause, not push forward.

2. Illegal Lease Clauses Are Not Enforceable Under Kentucky Law

Some lease agreements look fine on paper—until you read the fine print. That’s where problems often begin.

In Kentucky, including certain clauses in a lease or rental agreement isn’t just bad practice—it’s against the law. The Uniform Residential Landlord and Tenant Act (URLTA) and KRS 383.570 make it clear: landlords cannot use lease terms to sidestep their legal responsibilities or strip away tenant rights, even if both parties sign the document.

For example, a clause that says the tenant waives the right to a safe and habitable rental unit has no legal effect. Neither does a term that allows the landlord to enter the property at any time without notice, seize a tenant’s belongings, or demand that the tenant pay all legal costs—regardless of who’s at fault.

Similarly, any attempt to limit the landlord’s responsibility for injuries or damages caused by their own negligence will not stand in court.

These types of provisions are considered prohibited lease clauses. Once spotted, they’re treated as if they were never written at all. They won’t hold up during a dispute, and relying on them could place landlords in legal jeopardy.

For landlords in Kentucky, it’s essential to revisit lease templates regularly and make sure they follow current laws. Using outdated or overly aggressive terms, even unintentionally, can damage the landlord-tenant relationship and lead to avoidable legal trouble.

A carefully written lease protects both sides—but only if it follows the law.

3. Discrimination Is Prohibited During Criminal History Screenings

Tenant screening is a standard part of the rental process—but how it’s done matters just as much as the outcome. When landlords rely on criminal background checks, the law places clear limits on how that information can be used.

Both the federal Fair Housing Act and the Kentucky Civil Rights Act prohibit discrimination based on race, color, religion, sex, national origin, disability, or family status. Kentucky’s fair housing laws align closely with federal rules, offering the same protections to tenants during the application process.

That means a landlord cannot use a criminal record as a blanket reason to reject someone if the decision disproportionately affects a protected group. For example, automatically denying any applicant with a prior conviction, without considering the type of offense or how long ago it occurred, could violate fair housing laws—especially if the policy is applied inconsistently.

Instead, landlords in Kentucky are expected to assess each case individually. That includes looking at the nature of the offense, whether it’s relevant to the safety of the rental property, and how much time has passed. It’s also important to apply the same standards to every applicant and keep written records of the criteria used.

4. Security Deposits Must Follow Legal Limits and Handling Requirements

Security deposits often seem straightforward but if handled carelessly, they can spark major disputes. In Kentucky, there are clear rules landlords must follow when collecting, holding, and returning a tenant’s deposit.

Although Kentucky law doesn’t set a statewide cap on how much can be charged, some cities and counties recommend or enforce a limit, typically equal to no more than two months’ rent. Even where no local cap exists, it’s wise to avoid excessive amounts, especially when renting residential property in competitive markets.

Once collected, the security deposit must be placed in a separate account, not mixed with the landlord’s personal or business funds. Kentucky landlords are also required to give tenants a written receipt that lists the name and address of the financial institution holding the deposit.

Failing to provide this information violates Kentucky landlord-tenant laws and may affect the landlord’s ability to withhold funds later.

At the end of the lease term, the process doesn’t stop there. Landlords must return any remaining deposit within 30 days, along with an itemized list of deductions if any are made. Tenants have up to 60 days to challenge those deductions or request a walk-through inspection of the rental unit.

When security deposits are mishandled—whether by skipping receipts, withholding money without proper documentation, or ignoring deadlines—landlords risk more than just tenant complaints. They could face legal claims, lose the right to retain any portion of the deposit, and damage the trust that’s critical in a landlord-tenant relationship.

Respecting these rules keeps things clear, professional, and in line with what Kentucky law requires.

5. Rent Cannot Be Raised Before the Lease Term Ends

Raising the rent may seem like a routine decision for landlords, but when it happens, it matters just as much as how much. In Kentucky, rent increases are only valid under specific conditions, and ignoring those rules can lead to serious push back.

If a tenant is under a fixed-term lease—say, a one-year agreement—rent prices cannot be raised until that lease ends, unless the lease itself clearly spells out that mid-term increases are allowed. Without that written clause, any attempt to raise rent before the term expires violates Kentucky landlord-tenant laws.

Month-to-month leases work differently. In those cases, landlords in Kentucky can adjust the monthly rent, but they must give at least 30 days’ written notice before the change takes effect. This gives tenants enough time to decide whether to accept the new terms, negotiate, or move out.

While Kentucky doesn’t have rent control laws, landlords can’t raise rent for retaliatory reasons—such as after a tenant complains about necessary repairs—or in a way that targets protected groups. If a rent increase appears discriminatory or retaliatory, tenants have the right to file a complaint with the Kentucky Commission on Human Rights under the state’s fair housing laws.

Any change in rent must be handled carefully. It’s not just a financial decision—it’s a legal one, too. Following the proper steps helps avoid disputes and keeps rental agreements compliant with state law.

6. Disclosure of Methamphetamine Contamination Is Required in Kentucky

Not all rental risks are visible, and in some cases, the danger goes far beyond a broken appliance or leaky faucet. In Kentucky, properties once used for methamphetamine production carry serious health hazards, and the law requires landlords to take this issue seriously before handing over the keys.

If a rental unit has been contaminated by meth production, landlords must provide full written disclosure to prospective tenants. This requirement stays in place until the property has been professionally cleaned and cleared by the state.

Cleanup can’t be handled by just anyone—only contractors certified by the Kentucky Energy and Environment Cabinet are allowed to perform the remediation.

While a property is undergoing decontamination, visible notices must be posted on every entry point. During this time, the unit is legally off-limits for rent. Once it meets the state’s safety standards, the property can be released from the “no rent” restriction, and only then is the disclosure requirement lifted.

Landlords who skip this process or try to conceal contamination face steep consequences. Violating these rules can result in both civil penalties and criminal charges, putting landlords’ reputations, finances, and legal standing at risk.

Meth contamination is treated as a serious public health issue, and landlords must follow every step of the state’s cleanup and disclosure process.

7. Habitable Living Conditions Must Be Maintained at All Times

No tenant should have to choose between staying warm in the winter or fixing a leaking pipe out of their own pocket. In Kentucky, the law is clear—landlords must keep rental properties safe, livable, and fully functional throughout the lease term.

Under Kentucky’s landlord-tenant laws, this includes maintaining essential systems like plumbing, heating, electrical wiring, and weatherproofing. The rental unit must also meet all applicable building and housing codes.

A broken heater in January, faulty wiring, or a pest infestation isn’t just an inconvenience—it’s a violation of the landlord’s legal responsibilities.

If something breaks or becomes unsafe, tenants must notify the landlord in writing. From there, landlords have 14 days to complete necessary repairs. If that deadline passes without action, tenants in Kentucky have several options. They may choose to withhold rent, deduct repair costs from future rent (with receipts and written proof), or file a complaint with the local housing authority.

In more serious cases, tenants can pursue legal action or terminate the lease altogether.

Failing to provide essential services or ignoring repair requests can lead to damaged property, strained landlord tenant relationships, and even lawsuits.

8. Proper Legal Notice Is Required Before Any Eviction

Evictions aren’t instant, and in Kentucky, they can’t be carried out on impulse. Even when a tenant misses rent or breaks the lease, landlords must follow a very specific process before reclaiming the property.

This legal process, known as “forcible entry and detainer,” starts with proper written notice. The type of notice depends on the reason for the eviction. If a tenant has failed to pay rent, the landlord must issue a 7-day notice, giving the tenant a chance to pay before any court action is filed.

For lease violations—such as unauthorized pets or property damage—a 15-day notice is required. And if the landlord wishes to end a month-to-month lease without cause, the law requires 30 days’ written notice.

Each notice must clearly explain why the tenant is being asked to leave and give them the appropriate amount of time to resolve the issue or prepare to vacate. Skipping this step or issuing an incomplete notice isn’t just a procedural error—it can result in the court dismissing the eviction case entirely.

Kentucky landlords must respect these time frames and documentation requirements to avoid delays, legal push back, or claims of landlord harassment. When notice is served correctly, it not only strengthens the landlord’s position in court but also gives tenants a fair chance to respond or comply under the lease agreement.

9. Self-Help and Illegal Evictions Are Strictly Prohibited

Changing the locks or shutting off utilities might seem like a quick fix when a tenant refuses to leave, but in Kentucky, those actions are illegal and can cost landlords far more than the missed rent.

State law is firm on this point: all evictions must go through the legal process.

That means filing a case in court and receiving a judgment before a tenant can be removed from a rental unit. Landlords cannot take matters into their own hands by disabling essential services like water, electricity, or heat, nor can they block a tenant from entering the property, even if they believe the lease has been violated.

This kind of behavior is known as a “self-help eviction,” and it’s strictly banned under Kentucky landlord-tenant laws. If a landlord is found guilty of an illegal eviction, the tenant has the legal right to either return to the property or end the lease entirely.

In addition, landlords may be ordered to pay up to three months’ rent in damages, plus attorney’s fees.

Trying to force a tenant out without following the eviction procedures doesn’t just violate the law—it undermines the entire landlord-tenant relationship and invites legal and financial consequences that are entirely avoidable.

10. Tenants May Not Enter the Property Without Landlord Permission

Just because someone rents a home doesn’t mean they have free access to every part of the property. In Kentucky, tenants are only entitled to use the areas outlined in their lease, and stepping beyond those limits can quickly lead to problems.

Entering locked storage areas, off-limits sections of the building, or inviting unauthorized individuals onto restricted parts of the property without the landlord’s consent violates Kentucky landlord-tenant laws. This type of action can be seen as a breach of the lease agreement and may justify lease enforcement or termination.

On the other hand, landlords are also bound by rules when it comes to entering a tenant’s unit. Except in emergencies, they must provide reasonable notice and can only enter at appropriate times for valid reasons—such as maintenance, inspections, or showing the rental unit to prospective tenants.

Maintaining these boundaries protects both sides. When access rules are respected, it helps avoid misunderstandings and keeps the rental experience professional, predictable, and legally sound.

11. Retaliatory Conduct Against Tenants Is Illegal

Not every rent increase or eviction threat is about unpaid rent—sometimes, it’s punishment for speaking up. Kentucky law draws a hard line on this kind of behavior, and landlords who cross it may find themselves facing more than just complaints.

When tenants exercise their legal rights—like reporting unsafe conditions, joining a tenant group, or requesting necessary repairs—they’re protected from retaliation. That means landlords cannot respond by raising the rent, cutting off services, refusing to renew a lease, or starting the eviction process solely because a tenant asserted their rights.

These acts are considered retaliatory and are prohibited under Kentucky landlord-tenant laws. If a tenant can prove retaliation, they may be entitled to financial compensation, legal protection, or even reinstatement of housing.

Courts take these cases seriously, especially when patterns of landlord harassment or unfair treatment become clear.

For landlords, handling complaints lawfully and maintaining professionalism isn’t optional. It’s part of maintaining a fair and legal rental relationship.

Conclusion

Being a landlord in Kentucky means more than managing a property—it means understanding and respecting the legal rights of your tenants. Each restriction, whether it involves security deposits, access rules, or eviction procedures, exists to ensure fair treatment and legal accountability.

When landlords follow the law, they not only protect themselves from costly disputes, but also build trust with tenants—a key part of long-term rental success. Overstepping legal boundaries, even unintentionally, can lead to lawsuits, fines, or reputational damage.

Because rental laws can vary by city and are subject to change, it’s wise to stay informed. Checking with local housing authorities or consulting an attorney can help prevent costly errors down the road.

If you need to confirm whether a tenant is protected under the Servicemembers Civil Relief Act, use the verification tool from SCRACVS. It’s a simple step that helps you stay compliant and avoid serious legal consequences.

FAQs

What is considered landlord harassment in Kentucky?

Landlord harassment in Kentucky includes any deliberate action meant to pressure or intimidate tenants. This may involve frequent unannounced visits, shutting off essential services like heat or water, threatening eviction without following legal procedures, or interfering with a tenant’s right to privacy. Under Kentucky landlord-tenant laws, such behavior can be challenged in court. Tenants in Kentucky have the right to live in a rental unit free from coercion or retaliation, especially when they are abiding by their lease agreement.

Are there any lease clauses that are automatically void in Kentucky?

Yes, certain prohibited lease clauses are considered void under Kentucky law, even if both the landlord and tenant sign the agreement. Examples include waiving the landlord’s duty to provide habitable living conditions, limiting the landlord’s liability for negligence, or allowing eviction without going through proper eviction procedures. According to KRS 383.570 and the Uniform Residential Landlord and Tenant Act, these clauses violate the law and cannot be enforced in a rental agreement or lease.

What rights do tenants have if their landlord fails to maintain the property?

If a landlord fails to make necessary repairs or maintain habitability standards, Kentucky tenants have several options. After giving 14 days’ written notice, a tenant may withhold rent, make repairs and deduct the cost from monthly rent, or even terminate the lease. Landlords must maintain rental properties according to building and housing codes and provide essential services like plumbing, heating, and weatherproofing. If the issue remains unresolved, tenants can also file a complaint with local housing authorities or pursue legal remedies.

Is it legal for a landlord to raise the rent whenever they want?

No, under Kentucky landlord-tenant laws, landlords cannot raise rent prices during a fixed-term lease unless the lease agreement specifically allows for it. For a month to month lease, landlords must give at least 30 days’ written notice before increasing the monthly rent. While there’s no statewide rent control, increases must not be retaliatory or discriminatory. Actions tied to complaints or tenant rights may be challenged under Kentucky’s fair housing laws or with the Kentucky Commission on Human Rights.

What if a landlord includes an illegal clause in the lease?

If a lease includes an illegal clause—such as waiving the right to withhold rent for unaddressed repairs or requiring tenants to cover all legal fees—it’s considered void and unenforceable. Kentucky landlord-tenant laws make it clear that such terms cannot override the tenant’s legal protections. Tenants should review any questionable lease terms with legal counsel or a local housing authority. Landlords should regularly update lease templates to remain compliant with state law and the landlord and tenant act.