Kentucky Rental Lease Agreement Templates

Types (6)

Commercial (PDF)

For renting office, retail, warehouse, or other non-residential property to a business tenant under a fixed-term contract.

Lease-to-Own (PDF)

Contains provisions giving the tenant the option to purchase the rented property from the landlord at the end of the lease period.

Month-to-Month

A rolling tenancy with no set end date that continues until either party gives 30 days’ written notice to terminate.

Roommate (PDF)

An agreement between individuals sharing a rental that establishes guidelines for rent, utilities, chores, and house rules.

Standard (Residential)

A lease that sets the rent, security deposit, and duties for renting a house, apartment, or condo in Kentucky, commonly for 1 year.

Sublease (PDF)

Formed between a tenant and subtenant to transfer the remaining lease obligations, provided the landlord permits subleasing.

What is a Kentucky Lease Agreement?

A Kentucky lease agreement is what a landlord and tenant sign to confirm the terms of a rental arrangement. It puts each party’s responsibilities in writing and serves as the primary reference if a dispute arises.

Kentucky’s Uniform Residential Landlord and Tenant Act requires landlords to keep every rental unit fit for habitation and to place all security deposits in a separate escrow account at a Kentucky financial institution. Deposits must be returned within 30 to 60 days of the lease ending.

State Laws & Guides

Laws: KRS §§ 383.505 to 383.705 – Uniform Residential Landlord and Tenant Act

Guides:

• Kentucky Landlord-Tenant Law FAQs (PDF)
• Barren River Area Renters’ Handbook (PDF)

When is Rent Due?

Rent is due at the time and place agreed upon in the lease. Unless stated otherwise, rent is payable in equal monthly installments at the beginning of each month at the dwelling unit. For lease terms of 1 month or less, rent is due at the start of the term.[1] There is no state-mandated grace period, but late fees cannot be charged until rent is at least 5 days late and are capped at 10% of monthly rent.[1]

Landlord’s Access

Emergency: Landlords may enter the rental unit without consent in an emergency.[2]

Non-Emergency: Landlords must give at least 2 days’ notice before entering and may only do so at reasonable times. Entry is limited to purposes such as inspections, repairs, and showing the unit to prospective tenants.[2]

Landlord’s Duties

Under Kentucky law, landlords must:[3]

• Building Codes: Comply with all applicable building and housing codes affecting health and safety.
• Habitability: Make all repairs necessary to keep the rental unit in a fit and habitable condition.
• Common Areas: Keep shared spaces clean and in a safe condition.
• Systems: Maintain all electrical, plumbing, sanitary, HVAC, and other facilities in good working order.
• Running Water: Supply constant running water, reasonable hot water, and heat (unless the building is not required by law to have heating or the tenant controls utilities directly).

Tenant’s Duties

Tenants must comply with the following:[4]

• Building Codes: Comply with all applicable building and housing codes relating to health and safety.
• Cleanliness: Keep the rental unit reasonably clean.
• Trash: Dispose of garbage and rubbish in a safe manner.
• Plumbing: Keep all plumbing fixtures as clean as their condition permits.
• Appliances & Systems: Use all provided appliances and systems in the manner they are designed to be used.
• Property Care: Do not deliberately or negligently destroy, deface, damage, or alter any part of the premises.
• Quiet Enjoyment: Do not disturb other tenants’ peaceful enjoyment of the premises.

Required Disclosures

Names and Addresses (§ 383.585): At or before the start of the tenancy, the landlord must disclose in writing the name and address of the property manager and the owner or a person authorized to act on the owner’s behalf.[5]

Move-in Condition Report (§ 383.580(2)): Before accepting a security deposit, the landlord must provide the tenant with a written list of any existing damage to the unit and the estimated cost of repairing it.[6]

Methamphetamine Contamination (KRS 224.1-410): If the property has been contaminated by methamphetamine production, the landlord must provide written disclosure including the address and specific location used for production. Failure to disclose is a Class D felony.[8]

Lead-Based Paint: Required under federal law for all dwellings built before 1978. The landlord must disclose known lead hazards and provide the EPA information pamphlet.[7]

Security Deposits

Maximum Amount: Kentucky does not set a maximum security deposit by statute.

Holding Requirements: The deposit must be held in a separate escrow account at a federally insured institution. The landlord must disclose the account location and number to the tenant.[6]

Returning to Tenant: Within 30 days of the lease ending, the landlord must mail a written notice to the tenant’s last known address stating the amount of any refund owed. If the tenant does not respond within 60 days of the notice, the landlord may keep the deposit.[6]

Deposit Interest: Not required under Kentucky law.

Uses of the Deposit: Landlords may deduct for:[6]

• Unpaid rent
• Damage to the premises beyond normal wear and tear
• Other charges owed under the rental agreement