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Kentucky Security Deposit Recovery Kit:
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Kentucky Legal Forms

Kentucky "Uniform Residential Landlord and Tenant Act."

383.010 Recovery of rent -- Interest -- Persons entitled to and liable for.

(1) Rent may be recovered by distress, attachment or action, and shall bear six percent (6%) interest per annum from the time it is due.

(2) If the owner or holder alienates or assigns his estate, term or the rent thereafter to fall due thereon, the alienee or assignee may recover the rent that falls due thereafter.

(3) The personal representative of a person to whom any rent was due and unpaid at the time of his death shall have the same remedy by action or by distress, for the recovery of the arrears of such rent, that the decedent would have had if living.

(4) A person entitled to rents depending upon the life of another may, notwithstanding the death of the latter, have the same remedy, by action or distress, for the rents in arrears, as he might have had if such person were living.

(5) Rent may be recovered from the lessee or other person owing it, or his assignee or undertenant, or the representative of either by any of the remedies given in this chapter. But, the assignee or subtenant shall be liable only for the rent accrued after his interest began.

(6) The same remedies to recover arrearages of rent due on a lease for life or lives shall be allowed as if the lease were for years. Effective: October 1, 1942 History: Recodified 1942 Ky. Acts ch. 208, sec. 1, effective October 1, 1942, from Ky. Stat. secs. 2299, 2304, 2305, 2318, 2319, 2321.

383.020 Property subject to distress or attachment for rent -- Damages for illegal distraint, attachment, or wrongful removal.

(1) A distress warrant or attachment for rent shall bind, and may be levied upon, any personal property of the original tenant found in the county, and the personal property of the assignee or undertenant found on the leased premises. If the tenant has removed his property to another county, the distress or attachment may be directed to that county.

(2) If property is distrained for any rent not due, or attached for any rent not due or accruing, or taken under any attachment sued out without good cause, the owner of the property may, in an action against the party suing out the warrant of distress or the attachment, recover double damages for the wrongful seizure, and if the property is sold, for double the value thereof.

(3) Any person who wrongfully takes or removes property distrained or attached for rent, from any person having the legal custody of it, shall be liable to the person aggrieved for treble damages, with costs. If the property distrained, after the wrongful taking or removal, comes to the possession of the owner by his wrongful procurement, he shall in like manner be liable to the person aggrieved. Effective: October 1, 1942 History: Recodified 1942 Ky. Acts ch. 208, sec. 1, effective October 1, 1942, from Ky. Stat. secs. 2307, 2312, 2313.

383.030 Attachment for rent -- Procedure.

(1) If any person is liable for rent due not later than one year thereafter, whether payable in money or some other thing, the person to whom the rent is owing or his agent or attorney may file an affidavit in the district court if the amount involved is less than $1,500 and otherwise in the Circuit Court of the county in which the tenement lies, stating that there are reasonable grounds for belief, and that he does believe, that unless an attachment is issued he will lose his rent. The court shall then issue an attachment for the rent against the personal property of the person liable for the rent, to any county the person suing out the attachment may desire. But the attachment shall not issue until the plaintiff has given bond, with good surety, to indemnify the defendant should it appear that the attachment has been wrongfully obtained.

(2) Attachments for rent issued shall be returned before the court issuing the attachment. The proceedings thereon shall be the same as on other attachments according to KRS Chapter 425 and the Rules of Civil Procedure.

(3) The defendant may deny the tenancy or his liability to pay rent, as stated in the affidavit. He may repossess himself of the property by executing bond in a manner similar to that prescribed in KRS Chapter 425, subject to similar proceedings if forfeited, as is prescribed by KRS Chapter 425 and the Rules of Civil Procedure on such a bond. Effective: January 2, 1978 History: Amended 1976 (1st Extra Sess.) Ky. Acts ch. 14, sec. 311, effective January 2, 1978. -- Amended 1966 Ky. Acts ch. 255, sec. 263. -- Recodified 1942 Ky. Acts ch. 208, sec. 1, effective October 1, 1942, from Ky. Stat. sec. 2302, 2303.

383.070 Lien for rent -- Priority of.

(1) A landlord renting premises for farming or coal mining purposes shall have a lien on the produce of the premises rented and the fixtures, household furniture, and other personal property owned by the tenant, or undertenant, after possession is taken under the lease, but the lien shall not be for more than one (1) year's rent due and to become due, nor for any rent which has been due for more than eleven (11) months.

(2) Every other landlord shall have a lien on the fixtures, household furniture, and other personal property of the tenant or undertenant, from the time possession is taken under the lease, to secure the landlord in the payment of four (4) months' rent, due or to become due, but such lien shall not be effective for any rent which is past due for more than one hundred and twenty (120) days.

(3) If sued out within one hundred and twenty (120) days from the time the rent is due, a distress or attachment for rent secured by a lien under subsection (1) or subsection (2) shall, to the extent of four (4) months' rent, be superior to and satisfied before other liens upon the personal property of a lessee, assignee or undertenant, created while the property is on the leased premises, whether the rent accrued before or after the creation of the other liens. If the rent is for premises leased for coal mining purposes, the superiority given the lien by this subsection shall be to the extent of one (1) year's rent.

(4) If any property subject to a lien under this section is removed openly from the leased premises, without fraudulent intent, and not returned, the landlord's lien given by this section shall continue on the property so removed only for fifteen (15) days from the date of its removal. The landlord may enforce his lien against the property wherever found. Effective: October 1, 1942 History: Recodified 1942 Ky. Acts ch. 208, sec. 1, effective October 1, 1942, from Ky. Stat. secs. 2316, 2317.

383.080 Rights of other lienholders on property of tenant as against landlord.

(1) If, after the commencement of any tenancy, a lien is created on the property upon the leased premises liable for rent, the party making or acquiring the lien may remove the property from the premises only after paying to the person entitled to the rent so much as is in arrears, and securing to him so much as is to become due; what is so paid and secured not being more altogether than rent for the period of time for which the landlord has a lien under KRS 383.070.

(2) If the property is taken under execution or attachment, the officer shall, out of the proceeds of the property found on the leased premises and levied on or taken by him, make payment of the rent payable in money; in an amount equal to that for which the landlord has a lien under KRS 383.070, unless a bond of indemnity is executed. The plaintiff in the execution or attachment may compel a sale of the property under his process by executing to the officer a bond of indemnity such as provided for in KRS Ch. 425, and the remedy provided in KRS Ch. 425 and the Rules of Civil Procedure, on a bond of indemnity, shall operate in favor of the person to whom the rent is payable or other claimant of the property on the bond.

(3) All valid liens upon the personal property of a lessee, assignee, or undertenant, created before the property is carried upon the leased premises, shall prevail against a distress warrant or attachment for rent. History: Amended 1966 Ky. Acts ch. 255, sec. 264. -- Recodified 1942 Ky. Acts ch. 208, sec. 1, effective October 1, 1942, from Ky. Stat. sec. 2314, 2315, 2316.

383.090 Recovery of rent in absence of written contract.

If there is no written contract, a landlord may, by action, recover reasonable satisfaction for the use and occupation of his land. If on the trial a verbal contract reserving rent in a certain amount is proven, the verbal contract shall be evidence of the amount recoverable. Effective: October 1, 1942 History: Recodified 1942 Ky. Acts ch. 208, sec. 1, effective October 1, 1942, from Ky. Stat. sec. 2300.

383.100 Attornment -- When void -- When unnecessary.

(1) The attornment of a tenant to a stranger shall be void, unless it be with the consent of the landlord, or pursuant to or in consequence of the judgment of a court.

(2) A conveyance or devise of a rent, reversion or remainder shall be valid without an attornment of the tenant, but no tenant who pays the rent to the grantor before notice of the conveyance shall suffer any damage thereby. Effective: October 1, 1942 History: Recodified 1942 Ky. Acts ch. 208, sec. 1, effective October 1, 1942, from Ky. Stat. sec. 2298.

383.110 Landlord's lien for money or supplies furnished -- Enforcement of lien.

(1) A landlord shall have a superior lien, against which the tenant shall not be entitled to any exemption, upon the whole crop of the tenant raised upon the leased or rented premises to reimburse the landlord for money or property furnished to the tenant to enable him to raise the crop, or to subsist while carrying out his contract of tenancy. But, the lien of the landlord shall not continue for more than one hundred and twenty (120) days after the expiration of the term. If the property upon which there is a lien is removed openly from the leased premises, without fraudulent intent, and not returned, the landlord shall have a superior lien upon the property so removed for fifteen (15) days from the date of its removal, and may enforce his lien against the property wherever found.

(2) The landlord may enforce the lien given in subsection (1) of this section by distress or attachment, in the manner provided in this chapter for the collection of rent and subject to the same liability. Effective: October 1, 1942 History: Recodified 1942 Ky. Acts ch. 208, sec. 1, effective October 1, 1942, from Ky. Stat. secs. 2323, 2324.

383.120 Contract for portion of crop for rent -- Rights of landlord -- Purchasers of crops.

(1) Contracts by which a landlord is to receive a portion of the crop planted or to be planted, as compensation for the use or rent of the land, shall vest in him the right to such a portion of the crop when planted as he has contracted for, though the crop may be planted or raised by a person other than the one contracted with or though a different kind of crop than the one contracted for be planted. For the taking of or injury to any of such crops, the landlord may recover damages against the wrongdoer. The landlord may also have an injunction against any person to prevent the taking or injury of his portion of the crops.

(2) This section does not bar the landlord from his right to the damages against the person contracted with that he may sustain by reason of the land being planted without his assent in a crop other than that contracted for, or not planted at all, or for failure to cultivate the crop in a proper manner.

(3) This section includes a purchaser without notice of a growing crop remaining on the premises, though severed from the land, but does not apply to a purchaser in good faith without notice of a crop, after it has been removed for twenty (20) days from the rented premises on which it was planted. Effective: October 1, 1942 History: Recodified 1942 Ky. Acts ch. 208, sec. 1, effective October 1, 1942, from Ky. Stat. sec. 2325.

383.130 Tenancy under contract to labor forfeited by breach.

When a tenant enters or holds premises by virtue of a contract in which it is stipulated that he is to labor for his landlord, and he fails to begin to labor, or if, having begun, without good cause fails to comply with his contract, his right to the premises shall at once cease, and he shall abandon them without demand or notice. Effective: October 1, 1942 History: Recodified 1942 Ky. Acts ch. 208, sec. 1, effective October 1, 1942, from Ky. Stat. sec. 2327.

383.160 Holding over beyond term -- Tenancy created by -- Rights of parties.

(1) If, by contract, a term or tenancy for a year or more is to expire on a certain day, the tenant shall abandon the premises on that day, unless by express contract he secures the right to remain longer. If without such contract the tenant shall hold over, he shall not thereby acquire any right to hold or remain on the premises for ninety (90) days after said day, and possession may be recovered without demand or notice if proceedings are instituted within that time. But, if proceedings are not instituted within ninety (90) days after the day of expiration, then none shall be allowed until the expiration of one (1) year from the day the term or tenancy expired. At the end of that year the tenant shall abandon the premises without demand or notice, or stand in the same relation to his landlord that he did at the expiration of the term or tenancy aforesaid; and so from year to year, until he abandons the premises, is turned out of possession, or makes a new contract.

(2) If by contract a tenancy for less than a year is to expire on a certain day, the tenant shall abandon the premises on that day unless by express contract he secures the right to remain longer. If without such contract the tenant shall hold over he shall not thereby acquire any right to hold or remain on the premises for thirty (30) days after said day, and the possession may be recovered without demand or notice if proceedings are instituted within that time. But, if proceedings are not instituted within thirty (30) days after the day of expiration, then none shall be allowed until the expiration of sixty (60) days from the day the tenancy expired. At the end of that sixty (60) days the tenant shall abandon the premises without demand or notice, or stand in the same relation to his landlord that he did at the expiration of the tenancy aforesaid; and so on from time to time until he abandons the premises, is turned out of possession, or makes a new contract. Effective: October 1, 1942 History: Recodified 1942 Ky. Acts ch. 208, sec. 1, effective October 1, 1942, from Ky. Stat. secs. 2295, 2296.

383.170 Buildings destroyed without fault of tenant -- Replacement of, and rent on.

Unless the contrary is expressly provided for in the written contract, the agreement of a lessee that he will repair or leave the premises in repair shall not bind him to erect similar buildings if, without his fault or neglect, the buildings are destroyed by fire or other casualty. A tenant, unless he otherwise contracts, shall not be liable for the rent for the remainder of his term of any building leased by him, and destroyed during the term by fire or other casualty without his fault or neglect. Effective: October 1, 1942 History: Recodified 1942 Ky. Acts ch. 208, sec. 1, effective October 1, 1942, from Ky. Stat. sec. 2297.

383.180 Conveyance of greater estate than owned, and assignment of tenancy -- Effect.

(1) A conveyance made by a tenant for years, purporting to grant a greater estate than he has, shall not work a forfeiture of his estate, but shall pass to the grantee all the estate which the tenant could lawfully convey.

(2) Unless the landlord consents thereto in writing, every assignment, or transfer of his term or interests in the premises, or any portion thereof, by a tenant at will or by sufferance, or one who has a term less than two (2) years, shall operate as a forfeiture to the landlord. The landlord, after having given the occupant ten (10) days' written notice to quit, may reenter and take possession, or may, by writ of forcible entry or detainer, or the proper procedure, recover possession of the premises from any occupant. Effective: October 1, 1942 History: Recodified 1942 Ky. Acts ch. 208, sec. 1, effective October 1, 1942, from Ky. Stat. secs. 2291, 2292.

383.190 Death of tenant for life -- Effect on lease of tenant for year.

If a tenant for life lets the land to another for the year and dies after March 1, the lessee shall hold the land until December 31 following, but shall pay a reasonable rent from the death of the tenant for life. Effective: October 1, 1942 History: Recodified 1942 Ky. Acts ch. 208, sec. 1, effective October 1, 1942, from Ky. Stat. sec. 3864.

383.195 Termination of tenancy at will or by sufferance.

In those jurisdictions where the Uniform Residential Landlord and Tenant Act is not in effect, a tenancy at will or by sufferance may be terminated by the landlord giving one (1) month's notice, in writing, to the tenant requiring him to remove. Effective: July 13, 1984 History: Created 1984 Ky. Acts ch. 176, sec. 44, effective July 13, 1984.

383.200 Definitions of forcible entry and detainer.

(1) The words "possession," "entry," "detainer," in KRS 383.200 to 383.285, refer to lands and tenants.

(2) A forcible entry is:

(a) An entry without the consent of the person having the actual possession;

(b) As to landlord, an entry upon the possession of his tenant at will or by sufferance, whether with or without the tenant's consent.

(3) A forcible detainer is:

(a) The refusal of a tenant to give possession to his landlord after the expiration of his term; or of a tenant at will or by sufferance to give possession to the landlord after the determination of his will;

(b) The refusal of a tenant of a person who has made a forcible entry to give possession, on demand, to the person upon whose possession the forcible entry was made;

(c) The refusal of a person who has made a forcible entry upon the possession of one who acquired it by a forcible entry to give possession, on demand, to him upon whose possession the first forcible entry was made;

(d) The refusal of a person who has made a forcible entry upon the possession of a tenant for a term to deliver possession to the landlord, upon demand, after the term expires; and, if the term expires whilst a writ of forcible entry sued out by the tenant is pending, the landlord may, at his cost and for his benefit, prosecute it in the name of the tenant. Effective: July 1, 1953 History: Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 452.

383.205 Time when tenancy created immaterial.

It is not material whether the tenant shall have received possession from his landlord or have become his tenant after obtaining possession. Effective: July 1, 1953 History: Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 453.

383.210 Issual and form of warrant -- Jury not summoned unless demanded.

(1) Upon complaint by a person aggrieved by a forcible entry or detainer to the District Court of the county in which the land or tenement, or a principal part thereof, lies, a warrant shall issue to the sheriff or any constable, in substance as follows: "The Commonwealth of Kentucky to the sheriff (or any constable) of .... county: Whereas, A B hath made complaint that C D and E F did, on the .... day of ...., forcibly enter into (or forcibly detain from the said A B) one (1) house and field on the waters of ...., in the county aforesaid (or other general description of the lands or tenements), which were in the peaceable possession of A B (or which the said C D and E F, tenants of the said A B, now hold against him): You are, therefore, commanded to summon a good and lawful jury of your county to meet on the premises, or at a place convenient thereto, on the .... day of ...., to inquire into the forcible entry (or forcible detainer) aforesaid; and give to the said C D and E F at least three (3) days' notice of the time and place of the meeting of the jury; and have then there this writ. Witness, etc."

(2) In the trial of writs of forcible entry, forcible detainer or forcible entry and detainer, if neither party, in person or by agent or attorney, demand a jury, the trial thereof shall be by the court. No such writ shall hereafter direct the summoning of a jury, and the sheriff or other officer to whose hands such writ may come to do execution thereof shall not summon a jury in such proceedings, unless he be by either party notified in writing that a jury is demanded. At the calling of the cause for trial either party may demand a jury. Effective: January 2, 1978 History: Amended 1976 (1st Extra. Sess.) Ky. Acts ch. 14, sec. 312, effective January 2, 1978. -- Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 454. -- Created 1888 Ky. Acts ch. 1336, secs. 1 and 2.

383.215 Execution of warrant.

The officer shall give to each defendant notice, according to the directions of the warrant, and no inquiry shall be made against any defendant who has not been notified as aforesaid. If, however, the notice have been given to a defendant, but not three (3) days before the day of the meeting of the jury, the inquest shall, on his motion, be adjourned until the expiration of the three (3) days. Effective: July 1, 1953 History: Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 455.

383.220 Return of warrant -- Jury -- Oath.

At the time for holding the inquisition, the officer shall return the warrant to the court with an indorsement stating when and upon whom it was executed and the place designated by the officer for holding the inquisition, together with a panel of the jury; whereupon, the clerk, whether the defendant is present or not, shall administer an oath to the jurors in substance as follows: "You, and each of you, shall well and truly inquire into and return whether or not the defendant (or defendants) is (or are) guilty of the forcible entry (or detainer) complained of in the warrant in this cause: so help you God." Effective: January 2, 1978 History: Amended 1976 (1st Extra. Sess.) Ky. Acts ch. 14, sec. 313, effective January 2, 1978. -- Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 456.

383.230 Witnesses, subpoenas and coercion of attendance.

The court may issue subpoenas for witnesses at the request of either party, and their attendance and testifying may be coerced by the court which conducts the inquest. Effective: June 17, 1978 History: Amended 1978 Ky. Acts ch. 384, sec. 111, effective June 17, 1978. -- Amended 1976 (1st Extra. Sess.) Ky. Acts ch. 14, sec. 314, effective January 2, 1978. -- Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 458.

383.235 Verdict -- Procedure in case of disagreement.

The jurors, after hearing the evidence, shall, by their inquest, say whether the defendants, or either of them, be guilty or not guilty of the forcible entry or detainer complained of; and shall return their inquest, signed by one of their body, to the court. If the jury do not agree, it may be discharged, and another be ordered to be summoned to meet, either immediately or at some future day to be then and there fixed and indorsed on the warrant; and this proceeding shall be continued until a jury agree. Effective: January 2, 1978 History: Amended 1976 (1st Extra. Sess.) Ky. Acts ch. 14, sec. 315, effective January 2, 1978. -- Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 459.

383.240 Form of judgment.

Upon the return of the inquest the court shall enter a judgment according to the inquisition, either for the plaintiff, in substance, that he have restitution of the premises aforesaid, and recover of the defendants his costs in this behalf expended; or for the defendants, in substance, that they recover of the plaintiff their costs in this behalf expended; or for the plaintiff against some of the defendants, and for the other defendants against the plaintiff, if some be found guilty and others not guilty. Effective: January 2, 1978 History: Amended 1976 (1st Extra. Sess.) Ky. Acts ch. 14, sec. 316, effective January 2, 1978. -- Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 460.

383.245 Proceedings upon failure to file appeal -- Form and issual of warrant of restitution.

If the party against whom the inquisition is found fails to file an appeal of the inquisition with the court, on or before the seventh day after the finding of the inquest, the court shall, on request, issue execution for the costs; and, if the inquisition be in favor of the plaintiff, it shall also issue a warrant of restitution in substance as follows:

".... County. To the sheriff (or any constable) of .... county, Whereas, C D and E F have been found guilty of a forcible entry in (or detainer of) one house and field, lying on the waters of ...., in the county aforesaid (or other general description of the possessions), to the injury of A B: You are, therefore, in the name of the Commonwealth of Kentucky, commanded that, with the power of the county if necessary, you put the said A B in the possession of said premises; and make return within .... days, how you have executed this warrant. Given under my hand this .... day of .... ............................................District Judge"

Effective: January 2, 1978 History: Amended 1976 (1st Extra. Sess.) Ky. Acts ch. 14, sec. 317, effective January 2, 1978. -- Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 461.

383.250 Preservation of papers, records and proceedings -- Transcript.

The clerk of the court shall carefully preserve all papers, records and proceedings, relating to the cause; and shall deliver, to any person requiring it, a transcript thereof. Effective: January 2, 1978 History: Amended 1976 (1st Extra. Sess.) Ky. Acts ch. 14, sec. 318, effective January 2, 1978. -- Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 462.

383.255 Time for filing appeal -- Deposit of money with clerk -- Return of papers or transcript to circuit court.

(1) If either party conceive himself aggrieved by the judgment of the court, he may file an appeal within seven (7) days next after the finding aforesaid, and shall deposit with the circuit court clerk the amount of rent owing and due from the onset of the forcible entry and detainer proceedings as well as the amount of all future rents, as it becomes owing and due in each succeeding month during the pendency of the appeal. The rental moneys collected in this account shall be distributed by court order at the conclusion of an appeal.

(2) Upon the aggrieved party perfecting his appeal by the payment of moneys into court pursuant to subsection (1) of this section the court shall stay all further proceedings on the inquisition, and return the whole of the papers and proceedings, or a fair transcript thereof, to the office of the circuit court of said county, within ten (10) days thereafter. Effective: January 2, 1978 History: Amended 1976 (1st Extra. Sess.) Ky. Acts ch. 14, sec. 319, effective January 2, 1978. -- Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 463.

383.260 Recovery of damages and expenses.

Upon this deposit, if the appellant fails to prosecute his appeal, he and his surety shall be liable for the damages for withholding the possession which the appellee may be entitled to recover against the appellant, during the pendency of the appeal, either in the Circuit Court or Court of Appeals, as well as the reasonable expenses of the appellee in defending the appeal. Effective: June 17, 1978 History: Amended 1978 Ky. Acts ch. 384, sec. 112, effective June 17, 1978. -- Amended 1976 (1st Extra. Sess.) Ky. Acts ch. 14, sec. 320, effective January 2, 1978. -- Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 464.

383.270 Proceedings on judgments of circuit court.

After a cause is returned to the circuit court, execution for cost, or for restitution, shall issue from the office of that court, according to the judgment in the cause. Effective: July 1, 1953 History: Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 466.

383.275 Restraint of waste.

The court before whom such cause may be pending may restrain waste or destruction of the premises, and may enforce its order by fine and imprisonment or either. Effective: January 2, 1978 History: Amended 1976 (1st Extra. Sess.) Ky. Acts ch. 14, sec. 321, effective January 2, 1978. -- Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 467.

383.280 Actions for trespass, waste, rent or profits not barred.

The proceedings under a writ of forcible entry or detainer shall not bar an action for trespass or waste or rent or mesne profits. Effective: July 1, 1953 History: Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 468.

383.285 Limitation of action.

No inquisition of forcible entry or forcible detainer shall be taken at any time after two (2) years from the forcible entry or detainer complained of. Effective: July 1, 1953 History: Transferred 1952 Ky. Acts ch. 84, sec. 1, effective July 1, 1953, from C.C. sec. 469.

383.500 Local governments authorized to adopt provisions of the Uniform Residential Landlord and Tenant Act in their entirety and without amendment. The General Assembly hereby authorizes cities, counties and urban-county governments to enact the provisions of the Uniform Residential Landlord and Tenant Act as set forth in KRS 383.505 to 383.705. If adopted, these provisions shall be adopted in their entirety and without amendment. No other ordinance shall be enacted by a city, county or urbancounty government which relates to the subjects embraced in KRS 383.505 to 383.705. Effective: July 13, 1984 History: Created 1984 Ky. Acts ch. 176, sec. 1, effective July 13, 1984.

383.505 Purposes -- Policies.

(1) KRS 383.505 to 383.715 shall be liberally construed and applied to promote its underlying purposes and policies.

(2) Underlying purposes and policies of KRS 383.505 to 383.715 are:

(a) To encourage landlords and tenants to maintain and improve the quality of housing; and

(b) To make uniform the law with respect to the subject of KRS 383.505 to 383.715 among those states which enact it. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 2, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 2.

383.510 Principles of law and equity.

Unless displaced by the provisions of KRS 383.505 to 383.715, the principles of law and equity, including the law relating to capacity to contract, mutuality of obligations, principal and agent, real property, public health, safety and fire prevention, estoppel, fraud, misrepresentation, duress, coercion, mistake, bankruptcy, or other validating or invalidating cause supplement its provisions. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 3, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 3.

383.515 Construction.

KRS 383.505 to 383.715 being a general act intended as a unified coverage of its subject matter, no part of it is to be construed as impliedly repealed by subsequent legislation if that construction can reasonably be avoided. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 4, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 4.

383.520 Administration of remedies -- Enforcement.

(1) The remedies provided by KRS 383.505 to 383.715 shall be so administered that an aggrieved party may recover appropriate damages. The aggrieved party has a duty to mitigate damages.

(2) Any right or obligation declared by KRS 383.505 to 383.715 is enforceable by action unless the provision declaring it specifies a different and limited effect. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 5, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 5.

383.525 Settlement of disputed claim or right.

A claim or right arising under KRS 383.505 to 383.715 or on a rental agreement, if disputed in good faith, may be settled by agreement. Effective: July 13. 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 6, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 6.

383.535 Exclusions from application.

The following arrangements are not governed by KRS 383.505 to 383.715:

(1) Residence at an institution, public or private, if incidental to detention or the provision of medical, geriatric, educational counseling, religious, or similar service.

(2) Occupancy under a contract of sale of a dwelling unit or the property of which it is a part, if the occupant is the purchaser or a person who succeeds to his interest.

(3) Occupancy by a member of a fraternal or social organization in the portion of a structure operated for the benefit of the organization.

(4) Transient occupancy in a hotel, or motel, or lodgings subject to state transient lodgings or room occupancy excise tax act.

(5) Occupancy by an employee of a landlord whose right to occupancy is conditional upon employment in and about the premises.

(6) Occupancy by an owner of a condominium unit or a holder of a proprietary lease in a cooperative.

(7) Occupancy of a dwelling unit located on land devoted to the production of livestock, livestock products, poultry, poultry products or the growing of tobacco or other crops including timber. Effective: July 13, 1984 History: Repealed, reenacted and amended 1984 Ky. Acts ch. 176, sec. 7, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 8.

383.540 Jurisdiction -- Service of process.

(1) The District Courts of this state may exercise jurisdiction over any landlord or tenant with respect to any conduct in this state governed by KRS 383.505 to 383.715 or with respect to any claim arising from a transaction subject to KRS 383.505 to 383.715. In addition to any other method provided by rule or by statute, personal jurisdiction over a landlord or tenant may be acquired in a civil action or proceeding instituted in the court by the service of process in the manner provided by this section.

(2) If a landlord is not a resident of this state or is a corporation not authorized to do business in this state and engages in any conduct in this state governed by KRS 383.505 to 383.715, or engages in a transaction subject to KRS 383.505 to 383.715, he may designate an agent upon whom service of process may be made in this state. The agent shall be a resident of this state or a corporation authorized to do business in this state. The designation shall be in writing and filed with the Secretary of State. If no designation is made and filed or if process cannot be served in this state upon the designated agent, process may be served upon the Secretary of State, but service upon him is not effective unless the plaintiff or petitioner forthwith mails a copy of the process and pleading by registered or certified mail to the defendant or respondent at his last reasonably ascertainable address. An affidavit of compliance with this section shall be filed with the clerk of the court on or before the return day of the process, if any, or within any further time the court allows. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 8, effective July 13, 1984. -- Amended 1976 (1st Extra. Sess.) Ky. Acts ch. 14, sec. 322. -- Created 1974 Ky. Acts ch. 378, sec. 9.

383.545 Definitions.

Subject to additional definitions contained in subsequent sections of KRS 383.505 to 383.715 which apply to specific sections or paragraphs thereof, and unless the context otherwise requires:

(1) "Action" includes recoupment, counterclaim, set-off suit in equity, and any other proceeding in which rights are determined, including an action for possession.

(2) "Building and housing codes" include any law, ordinance, or governmental regulation concerning fitness for habitation, or the construction, maintenance, operation, occupancy, use, or appearance of any premises or dwelling unit.

(3) "Dwelling unit" means a structure or the part of a structure that is used as a home, residence, or sleeping place by one (1) person who maintains a household or by two (2) or more persons who maintain a common household.

(4) "Good faith" means honesty in fact in the conduct of the transaction concerned.

(5) "Landlord" means the owners, lessor, or sublessor of the dwelling unit or the building of which it is a part, and it also means a manager of the premises who fails to disclose as required by KRS 383.585.

(6) "Organization" includes a corporation, government, governmental subdivision or agency, business trust, estate, trust, partnership or association, two (2) or more persons having a joint or common interest, and any other legal or commercial entity.

(7) "Owner" means one (1) or more persons, jointly or severally, in whom is vested all or part of the legal title to property or all or part of the beneficial ownership and a right to present use and enjoyment of the premises. The term includes a mortgagee in possession.

(8) "Person" includes an individual or organization.

(9) "Premises" means a dwelling unit and the structure of which it is a part and facilities and appurtenances therein and grounds, areas, and facilities held out for the use of tenants generally or whose use is promised to the tenant.

(10) "Rent" means all payments except a security deposit as defined in this section to be made to the landlord under the rental agreement.

(11) "Rental agreement" means all agreements, written or oral, and valid rules and regulations adopted under KRS 383.610 embodying the terms and conditions concerning the use and occupancy of a dwelling unit and premises.

(12) "Roomer" or "boarder" means a tenant occupying a dwelling unit:

(a) Which lacks at least one (1) major bathroom facility or kitchen facility, such as a toilet, refrigerator, or a stove; and

(b) In a building where one (1) or more such major facilities are supplied to be used in common by the occupants of the tenant's dwelling unit and by the occupants of one (1) or more other dwelling units; and

(c) In a building in which the landlord resides.

(13) "Security deposit" means an escrow payment made to the landlord under the rental agreement for the purpose of securing the landlord against financial loss due to damage to the premises occasioned by the tenant's occupancy other than ordinary wear and tear.

(14) "Single family residence" means a structure maintained and used as a single dwelling unit. Notwithstanding that a dwelling unit shares one (1) or more walls with another dwelling unit, it is a single family residence if it has direct access to a street or thoroughfare and shares neither heating facilities, hot water equipment, nor any other essential facility or service with any other dwelling unit.

(15) "Tenant" means a person entitled under a rental agreement to occupy a dwelling unit to the exclusion of others.

(16) "Unconscionable" means an act or conduct which is willful and is so harsh and unjust as would be condemned or considered to be wrongful and would be shocking to the conscience of honest and fair-minded persons.

(17) "Willful" means with deliberate intention, not accidentally or inadvertently, and done according to a purpose. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 9, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 10.

383.550 "Good faith" obligation. Every duty under KRS 383.505 to 383.715 and every act which must be performed as a condition precedent to the exercise of a right or remedy under KRS 383.505 to 383.715 imposes an obligation of good faith in its performance or enforcement. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 10, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 11.

383.555 Unconscionability.

(1) If the court, as a matter of law, finds:

(a) A rental agreement or any provision thereof was unconscionable when made, the court may refuse to enforce the agreement, enforce the remainder of the agreement without the unconscionable provision, or limit the application of any unconscionable provision to avoid an unconscionable result; or

(b) A settlement in which a party waives or agrees to forego a claim or right under KRS 383.505 to 383.715 or under a rental agreement was unconscionable when made, the court may refuse to enforce the settlement, enforce the remainder of the settlement without the unconscionable provision, or limit the application of any unconscionable provision to avoid an unconscionable result.

(2) If unconscionability is put into issue by a party or by the court upon its own motion, the parties shall be afforded a reasonable opportunity to present evidence as to the setting, purpose, and effect of the rental agreement or settlement to aid the court in making the determination. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 11, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 12.

383.560 Notice.

(1) A person has notice of a fact if:

(a) He has actual knowledge of it;

(b) He has received a notice or notification of it; or

(c) From all the facts and circumstances known to him at the time in question he has reason to know that it exists.

(2) A person knows or has knowledge of a fact if he has actual knowledge of it.

(3) A person notifies or gives a notice or notification to another person by taking steps reasonably calculated to inform the other in ordinary course whether or not the other actually comes to know of it. A person receives a notice or notification when:

(a) It comes to his attention; or

(b) In the case of the landlord, it is delivered in writing at the place of business of the landlord through which the rental agreement was made or at any place held out by him as the place for receipt of the communications, or mailed by certified mail to him at his place of business or at any place held out by him as the place for receipt of any communication;

(c) In the case of the tenant, it is delivered in hand to the tenant or mailed by registered or certified mail to him at the place held out by him as the place for receipt of the communication, or in the absence of such designation, to his last known place of residence.

(4) Notice, knowledge or a notice or notification received by an organization if effective for a particular transaction from the time it is brought to the attention of the individual conducting that transaction, and in any event from the time it would have been brought to his attention if the organization had exercised reasonable diligence. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 12, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 13.

383.565 Terms and conditions of rental agreement.

(1) A landlord and a tenant may include in a rental agreement terms and conditions not prohibited by KRS 383.505 to 383.715 or other rule of law, including rent, term of the agreement, and other provisions governing the rights and obligations of the parties.

(2) Rent is payable without demand or notice at the time and place agreed upon by the parties. Unless otherwise agreed, rent is payable at the dwelling unit and periodic rent is payable at the beginning of any term of one (1) month or less and otherwise in equal monthly installments at the beginning of each month. Unless otherwise agreed, rent is uniformly apportionable from day-to-day.

(3) Unless the rental agreement fixes a definite term, the tenancy is week-to-week in case of a roomer who pays weekly rent, and in all other cases month-to-month. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 13, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 14.

383.570 Prohibited provisions.

(1) A rental agreement may not provide that the tenant:

(a) Agrees to waive or forego rights or remedies under KRS 383.505 to 383.715;

(b) Authorizes any person to confess judgment on a claim arising out of the rental agreement;

(c) Agrees to pay the landlord's attorney's fees; or

(d) Agrees to the exculpation or limitation of any liability of the landlord arising under law or to indemnify the landlord for that liability or the costs connected therewith.

(2) A provision prohibited by subsection (1) included in rental agreement is unenforceable. Effective: July 13. 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 14, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 15.

383.575 Separation of rents and obligations.

A rental agreement, assignment, conveyance, trust deed, or security instrument may not permit the receipt of rent free of the obligation to comply with KRS 383.595(1). Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 15, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 16.

383.580 Security deposits.

(1) All landlords of residential property requiring security deposits prior to occupancy shall be required to deposit all tenants' security deposits in an account used only for that purpose, in any bank or other lending institution subject to regulation by the Commonwealth of Kentucky or any agency of the United States government. Prospective tenants shall be informed of the location of the separate account and the account number.

(2) Prior to tendering any consideration deemed to be a security deposit, the prospective tenant shall be presented with a comprehensive listing of any then-existing damage to the unit which would be the basis for a charge against the security deposit and the estimated dollar cost of repairing such damage. The tenant shall have the right to inspect the premises to ascertain the accuracy of such listing prior to taking occupancy. The landlord and the tenant shall sign the listing, which signatures shall be conclusive evidence of the accuracy of such listing, but shall not be construed to be conclusive to latent defects. If the tenant shall refuse to sign such listing, he shall state specifically in writing the items on the list to which he dissents, and shall sign such statement of dissent.

(3) At the termination of occupancy, the landlord shall inspect the premises and compile a comprehensive listing of any damage to the unit which is the basis for any charge against the security deposit and the estimated dollar cost of repairing such damage. The tenant shall then have the right to inspect the premises to ascertain the accuracy of such listing. The landlord and the tenant shall sign the listing, which signatures shall be conclusive evidence of the accuracy of such listing. If the tenant shall refuse to sign such listing, he shall state specifically in writing the items on the list to which he dissents, and shall sign such statement of dissent.

(4) No landlord shall be entitled to retain any portion of a security deposit if the security deposit was not deposited in a separate account as required by subsection (1) of this section and if the initial and final damage listings required by subsections (2) and (3) of this section are not provided.

(5) A tenant who disputes the accuracy of the final damage listing given pursuant to subsection (3) of this section may bring an action in District Court. Tenant's claim shall be limited to those items from which the tenant specifically dissented in accordance with the provisions of subsection (3) of this section, or except as otherwise provided, and if the tenant shall fail to sign the listing or specifically dissent in accordance with subsection (3) of this section, the tenant shall not be entitled to recover any damages under this section.

(6) In the event a tenant leaves not paying his last month's rent and does not demand a return of his deposit, the landlord may, after thirty (30) days, remove the deposit from the account and apply any such excess to the debt owing.

(7) In the event the tenant leaves not owing rent and having any refund due, the landlord shall send notification to the last known or reasonably determinable address, of the amount of any refund due the tenant. In the event the landlord shall not have received a response from the tenant within sixty (60) days from the sending of such notification, the landlord may remove the deposit from the account and retain it free from any claim of the tenant or any person claiming in his behalf. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 16, effective July 13, 1984. -- Amended 1976 (1st Extra. Sess.) Ky. Acts ch. 14, sec. 323. -- Created 1974 Ky. Acts ch. 378, sec. 17.

383.585 Disclosure.

(1) A landlord or any person authorized to enter into a rental agreement on his behalf shall disclose to the tenant in writing at or before the commencement of the tenancy the name and address of:

(a) The person authorized to manage the premises; and

(b) An owner of the premises or a person authorized to act for and on behalf of the owner for the purpose of service of process and receiving and receipting for notices and demands.

(2) The information required to be furnished by this section shall be kept current and this section extends to and is enforceable against any successor landlord, owner, or manager.

(3) A person who fails to comply with subsection (1) becomes an agent of each person who is a landlord for:

(a) Service of process and receiving and receipting for notices and demands; and

(b) Performing the obligations of the landlord under KRS 383.505 to 383.715 and under the rental agreement and expending or making available for the purpose all rent collected from the premises. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 17, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 18.

383.590 Possession of premises. At the commencement of the term a landlord shall deliver possession of the premises to the tenant in compliance with the rental agreement and KRS 383.595. The landlord may bring an action for possession against any person wrongfully in possession and may recover the damages provided in KRS 383.695(4). Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 18, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 19.

383.595 Landlord's maintenance obligations and agreements.

(1) A landlord shall:

(a) Comply with the requirements of applicable building and housing codes materially affecting health and safety;

(b) Make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition;

(c) Keep all common areas of the premises in a clean and safe condition;

(d) Maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances, including elevators, supplied or required to be supplied by him; and

(e) Supply running water and reasonable amounts of hot water at all times and reasonable heat between October 1 and May 1 except where the building that includes the dwelling unit is not required by law to be equipped for that purpose, or the dwelling unit is so constructed that heat or hot water is generated by an installation within the exclusive control of the tenant and supplied by a direct public utility connection.

(2) If the duty imposed by paragraph (a) of subsection (1) is greater than any duty imposed by any other paragraph of that subsection, the landlord's duty shall be determined by reference to paragraph (a) of subsection (1).

(3) The landlord and tenant of a single family residence may agree in writing that the tenant perform the landlord's duties specified in paragraph (e) of subsection (1) and also specified repairs, maintenance tasks, alterations, and remodeling, but only if the transaction is entered into in good faith and not for the purpose of evading the obligations of the landlord.

(4) The landlord and tenant of any dwelling unit other than a single family residency may agree that the tenant is to perform specified repairs, maintenance tasks, alterations, or remodeling only if:

(a) The agreement of the parties is entered into in good faith and not for the purpose of evading the obligations of the landlord and is set forth in a separate writing signed by the parties and supported by adequate consideration;

(b) The work is not necessary to cure noncompliance with subsection (1)(a) of this section; and

(c) The agreement does not diminish or affect the obligation of the landlord to other tenants in the premises. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 19, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 20.

383.600 Limitation of liability.

(1) Unless otherwise agreed, a landlord who conveys premises that include a dwelling unit subject to a rental agreement in a good faith sale to a bona fide purchaser is relieved of liability under the rental agreement and KRS 383.505 to 383.715 as to events occurring after written notice to the tenant of the conveyance.

(2) Unless otherwise agreed, a manager of premises that include a dwelling unit is relieved of liability under the rental agreement and KRS 383.505 to 383.715 as to events occurring after written notice to the tenant of the termination of his management. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 20, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 21.

383.605 Tenant's maintenance obligations.

A tenant shall:

(1) Comply with all obligations primarily imposed upon tenants by applicable provisions of building and housing codes materially affecting health and safety;

(2) Keep that part of the premises that he occupies and uses as clean and safe as the condition of the premises permit;

(3) Dispose from his dwelling unit all ashes, garbage, rubbish, and other waste in a clean and safe manner;

(4) Keep all plumbing fixtures in the dwelling unit or used by the tenant as clean as their condition permits;

(5) Use in a reasonable manner all electrical, plumbing, sanitary, heating, ventilating, air-conditioning and other facilities and appliances including elevators in the premises;

(6) Not deliberately or negligently destroy, deface, damage, impair or remove any part of the premises or knowingly permit any person to do so; and

(7) Conduct himself and require other persons on the premises with his consent to conduct themselves in a manner that will not disturb his neighbors' peaceful enjoyment of the premises. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 21, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 22.

383.610 Rules and regulations.

(1) A landlord, from time to time, may adopt a rule or regulation, however described, concerning the tenant's use and occupancy of the premises. It is enforceable against the tenant only if:

(a) Its purpose is to promote the convenience, safety, or welfare of the tenants in the premises, preserve the landlord's property from abusive use, or make a fair distribution of services and facilities held out for the tenants generally;

(b) It is reasonably related to the purpose for which it is adopted;

(c) It applies to all tenants in the premises in a fair manner;

(d) It is sufficiently explicit in its prohibition, direction, or limitation of the tenant's conduct to fairly inform him of what he must or must not do to comply;

(e) It is not for the purpose of evading the obligations of the landlord; and

(f) The tenant has notice of it at the time he enters into the rental agreement, or when it is adopted.

(2) If a rule or regulation is adopted after the tenant enters into the rental agreement that works a substantial modification of his bargain it is not valid unless the tenant consents to it in writing. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 22, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 23.

383.615 Access.

(1) A tenant shall not unreasonably withhold consent to the landlord to enter into the dwelling unit in order to inspect the premises, make necessary or agreed repairs, decorations, alterations, or improvements, supply necessary or agreed services, or exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workmen, or contractors.

(2) A landlord may enter the dwelling unit without consent of the tenant in case of emergency.

(3) A landlord shall not abuse the right of access or use it to harass the tenant. Except in case of emergency or unless it is impracticable to do so, the landlord shall give the tenant at least two (2) days' notice of his intent to enter and may enter only at reasonable times.

(4) A landlord has no other right of access except:

(a) Pursuant to court order;

(b) As permitted by KRS 383.665 and 383.670(2); or

(c) Unless the tenant has abandoned or surrendered the premises. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 23, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 24.

383.620 Tenant's use and occupancy.

Unless otherwise agreed, a tenant shall occupy his dwelling unit only as a dwelling unit. The rental agreement may require that the tenant notify the landlord of any anticipated extended absence from the premises in excess of seven (7) days no later than the first day of the extended absence. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 24, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 25.

383.625 Noncompliance by landlord.

(1) Except as provided in KRS 383.505 to 383.715, if there is a material noncompliance by the landlord with the rental agreement or a noncompliance with KRS 383.595 materially affecting health and safety, the tenant may deliver a written notice to the landlord specifying the acts and omissions constituting the breach and that the rental agreement will terminate upon a date not less than thirty (30) days after receipt of the notice if the breach is not remedied in fourteen (14) days, and the rental agreement shall terminate as provided in the notice subject to the following:

(a) If the breach is remediable by repairs, the payment of damages or otherwise and the landlord adequately remedies the breach before the date specified in the notice, the rental agreement shall not terminate by reason of the breach.

(b) If substantially the same act or omission which constituted a prior noncompliance covered by subsection (1) of which notice was given recurs within six (6) months, the tenant may terminate the rental agreement upon at least fourteen (14) days' written notice specifying the breach and the date of termination of the rental agreement.

(c) The tenant may not terminate for a condition caused by the deliberate or negligent act or omission of the tenant, a member of his family, or other person on the premises with his consent.

(2) Except as provided in KRS 383.505 to 383.715, the tenant may recover damages and obtain injunctive relief for any noncompliance by the landlord with the rental agreement of KRS 383.595.

(3) The remedy provided in subsection (2) is in addition to any right of the tenant arising under subsection (1) of this section.

(4) If the rental agreement is terminated, the landlord shall return all prepaid rent. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 25, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 26.

383.630 Landlord's failure to deliver possession.

(1) If the landlord fails to deliver possession of the dwelling unit to the tenant as provided in KRS 383.590, rent abates until possession is delivered and the tenant may:

(a) Terminate the rental agreement upon at least five (5) days' written notice to the landlord and upon termination the landlord shall return all prepaid rent and damage fee; or

(b) Demand performance of the rental agreement by the landlord and, if the tenant elects, maintain an action for possession of the dwelling unit against the landlord or any person wrongfully in possession and recover the damages sustained by him.

(2) If a person's failure to deliver possession is willful and not in good faith, an aggrieved person may recover from that person an amount not more than three (3) months' periodic rent or threefold the actual damages sustained, whichever is greater, and reasonable attorney's fees. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 26, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 27.

383.635 Remedies for noncompliance that affects health and safety.

(1) If the landlord willfully and materially fails to comply with the rental agreement or fails to comply with KRS 383.595 and such noncompliance materially affects health and safety and the reasonable cost of compliance is less than one hundred dollars ($100), or an amount equal to one-half (1/2) of the monthly rent, whichever amount is greater, the tenant may notify the landlord of his intention to correct the condition at the landlord's expense. If the landlord willfully fails to comply within fourteen (14) days after being notified by the tenant in writing or as promptly as conditions require in case of emergency, the tenant may cause the work to be done in a workmanlike manner and, after submitting to the landlord an itemized statement for the work actually done and for which the tenant has paid in full, deduct from his rent the actual and reasonable cost or the fair and reasonable value of the work, not exceeding the amount specified in this subsection.

(2) A tenant may not repair at the landlord's expense if the condition was caused by the deliberate or negligent act or omission of the tenant, a member of his family, or other person on the premises with his consent. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 27, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 28.

383.640 Wrongful failure to supply essential services.

(1) If, contrary to the rental agreement of KRS 383.595, the landlord willfully fails to supply heat, running water, hot water, electric, gas, or other essential service, the tenant may give written notice to the landlord specifying the breach and may:

(a) Procure reasonable amounts of heat, hot water, running water, electric, gas, and the essential service during the period of the landlord's noncompliance and deduct their actual and reasonable cost from the rent;

(b) Recover damages based upon the diminution in the fair rental value of the dwelling unit; or

(c) Procure reasonable substitute housing during the period of the landlord's noncompliance, in which case the tenant is excused from paying rent for the period of the landlord's noncompliance.

(2) In addition to a remedy provided in paragraph (c) of subsection (1) the tenant may recover reasonable attorney's fees.

(3) If the tenant proceeds under this section, he may not proceed under KRS 383.625 or 383.635 as to that breach.

(4) Rights of the tenant under this section do not arise until he has given notice to the landlord or if the condition was caused by the deliberate or negligent act or omission of the tenant, a member of his family, or other person on the premises with his consent. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 28, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 29.

383.645 Landlord's noncompliance as defense to action for possession or rent.

(1) In an action for possession based upon nonpayment of the rent or in an action for rent when the tenant is in possession, the tenant may counterclaim for any amount he may recover under the rental agreement of KRS 383.565. In that event the court from time to time may order the tenant to pay into court all or part of the rent accrued and thereafter accruing, and shall determine the amount due to each party. The party to whom a net amount is owed shall be paid first from the money paid into court, and the balance by the other party. If no rent remains due after application of this section, judgment shall be entered for the tenant in the action for possession. If the defense or counterclaim by the tenant is without merit and is not raised in good faith, the landlord may recover reasonable attorney's fees.

(2) In an action for rent when the tenant is not in possession, he may counterclaim as provided in subsection (1) but is not required to pay any rent into court. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 29, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 30.

383.650 Fire or casualty damage.

(1) If the dwelling unit or premises are damaged or destroyed by fire or casualty or so injured by the elements, act of God, or other cause to an extent that enjoyment of the dwelling unit is substantially impaired, the tenant or the landlord may terminate the rental agreement upon fourteen (14) days' notice; however, the tenant may immediately vacate the premises.

(2) If the rental agreement is terminated under provision of this section the landlord shall return all the unused portion of the prepaid rent. Accounting for rent in the event of termination or apportionment shall be made as of the date of the casualty. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 30, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 31.

383.655 Tenant's remedies for unlawful ouster, exclusion or diminution of service.

If a landlord unlawfully removes or excludes the tenant from the premises or willfully diminishes services to the tenant by interrupting or causing the interruption of heat, running water, hot water, electric, gas, or other essential service, the tenant may recover possession or terminate the rental agreement and, in either case, recover an amount not more than three (3) months periodic rent and a reasonable attorney's fee. If the rental agreement is terminated, the landlord shall return all prepaid rent. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 31, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 32.

383.660 Tenant's noncompliance with rental agreement -- Failure to pay rent.

(1) Except as provided in KRS 383.505 to 383.715, if there is a material noncompliance by the tenant with the rental agreement or a material noncompliance with KRS 383.605 or 383.610, the landlord may deliver a written notice to the tenant specifying the acts and omissions constituting the breach and that the rental agreement will terminate upon a date not less than fourteen (14) days after receipt of the notice. If the breach is not remedied in fifteen (15) days, the rental agreement shall terminate as provided in the notice subject to the following. If the breach is remediable by repairs or the payment of damages or otherwise and the tenant adequately remedies the breach before the date specified in the notice, the rental agreement shall not terminate. If substantially the same act or omission which constituted a prior noncompliance of which notice was given recurs within six (6) months, the landlord may terminate the rental agreement upon at least fourteen (14) days' written notice specifying the breach and the date of termination of the rental agreement.

(2) If rent is unpaid when due and the tenant fails to pay rent within seven (7) days after written notice by the landlord of nonpayment and his intention to terminate the rental agreement if the rent is not paid within that period, the landlord may terminate the rental agreement.

(3) Except as provided in KRS 383.505 to 383.715, the landlord may recover damages and obtain injunctive relief for any noncompliance by the tenant with the rental agreement or KRS 383.605 or 383.610. If the tenant's noncompliance is willful the landlord may recover actual damages and reasonable attorney's fees. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 32, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 33.

383.665 Tenant's failure to maintain.

If there is noncompliance by the tenant with KRS 383.605 or 383.610 materially affecting health and safety that can be remedied by repair, replacement of a damaged item or cleaning, and the tenant fails to comply as promptly as conditions require in case of emergency or within fourteen (14) days after written notice by the landlord specifying the breach and requesting that the tenant remedy it within that period of time, the landlord may enter the dwelling unit and cause the work to be done in a workmanlike manner and submit the itemized bill for the actual and reasonable cost or the fair and reasonable value thereof as rent on the next date periodic rent is due, or if the rental agreement has terminated, for immediate payment. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 33, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 34.

383.670 Remedies for absence, nonuse and abandonment.

(1) If the rental agreement requires the tenant to give notice to the landlord of an anticipated extended absence in excess of seven (7) days as required in KRS 383.620 and the tenant willfully fails to do so, the landlord may recover actual damages from the tenant.

(2) During any absence of the tenant in excess of seven (7) days, the landlord may enter the dwelling unit at times reasonably necessary.

(3) If the tenant abandons the dwelling unit, the landlord shall make reasonable efforts to rent it at a fair rental. If the landlord rents the dwelling unit for a term beginning before the expiration of the rental agreement, it terminates as of the date of the new tenancy. If the landlord fails to use reasonable efforts to rent the dwelling unit at a fair rental or if the landlord accepts the abandonment as a surrender, the rental agreement is deemed to be terminated by the landlord as of the date the landlord has notice of the abandonment. If the tenancy is from month-to-month or week-to-week, the term of the rental agreement for this purpose is deemed to be a month or a week, as the case may be. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 34, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 35.

383.675 Waiver of landlord's right to terminate. Acceptance of rent with knowledge of a default by the tenant or acceptance of performance by him that varies from the terms of the rental agreement constitutes a waiver of the landlord's right to terminate the rental agreement for that breach, unless otherwise agreed after the breach has occurred. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 35, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 36.

383.680 Landlord's lien or security interest -- Distraint for rent.

(1) A lien or security interest on behalf of the landlord in the tenant's household goods is not enforceable unless perfected before August 1, 1984.

(2) Distraint for rent is abolished. Effective: July 13, 1984 History: Repealed, reenacted and amended 1984 Ky. Acts ch. 176, sec. 36, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 37.

383.685 Remedy after termination.

If the rental agreement is terminated, the landlord may have a claim for possession and for rent and a separate claim for actual damages for breach of the rental agreement and reasonable attorney's fees as provided in KRS 383.660(3). Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 37, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 38.

383.690 Recovery of possession limited.

A landlord may not recover or take possession of the dwelling unit by action or otherwise, including willful diminution of services to the tenant by interrupting or causing the interruption of heat, electric, running water, hot water, gas, or other essential service to the tenant, except in case of abandonment, surrender, or as permitted in KRS 383.505 to 383.715. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 38, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 39.

383.695 Periodic tenancy -- Holdover remedies.

(1) The landlord or the tenant may terminate a week-to-week tenancy by a written notice given to the other at least seven (7) days before the termination date specified in the notice.

(2) The landlord or the tenant may terminate a month-to-month tenancy by a written notice given to the other at least thirty (30) days before the periodic rental date specified in the notice.

(3) The landlord or the tenant may terminate a tenancy begun upon the termination of a written lease by written notice given to the other at least ten (10) days before the termination date specified in the notice, except that if the tenant fails to pay rent within ten (10) days after the day it becomes due, the landlord may terminate the tenancy at any time without notice.

(4) If the tenant remains in possession without the landlord's consent after expiration of the term of the rental agreement or its termination, the landlord may bring an action for possession and if the tenant's holdover is willful and not in good faith the landlord may also recover an amount not more than three (3) months' periodic rent or threefold the actual damages sustained by him, whichever is greater, and reasonable attorney's fees. If the landlord consents to the tenant's continued occupancy, KRS 383.565(3) applies. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 39, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 40.

383.700 Remedies for abuse of access.

(1) If the tenant refuses to allow lawful access, the landlord may obtain injunctive relief to compel access, or terminate the rental agreement. In either case the landlord may recover actual damages and reasonable attorney's fees.

(2) If the landlord makes an unlawful entry or a lawful entry in an unreasonable manner or makes repeated demands for entry otherwise lawful but which have the effect of unreasonably harassing the tenant, the tenant may obtain injunctive relief to prevent the reoccurrence of the conduct or terminate the rental agreement. In either case the tenant may recover actual damages and reasonable attorney's fees. Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 40, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 41.

383.705 Retaliatory conduct.

(1) Except as provided in this section, a landlord may not retaliate by increasing rent or decreasing services or by bringing or threatening to bring an action for possession after:

(a) The tenant has complained to a governmental agency charged with responsibility for enforcement of a building or housing code of a violation applicable to the premises materially affecting health and safety;

(b) The tenant has complained to the landlord of a violation under KRS 383.595;

(c) The tenant has organized or become a member of a tenant's union or similar organization.

(2) If the landlord acts in violation of subsection (1) of this section, the tenant is entitled to the remedies provided in KRS 383.655 and has a defense in any retaliatory action against him for possession. In an action by or against the tenant, evidence of a complaint within one (1) year before the alleged act of retaliation creates a presumption that the landlord's conduct was in retaliation. The presumption does not arise if the tenant made the complaint after notice of a proposed rent increase or diminution of services. "Presumption" means that the trier of fact must find the existence of the fact presumed unless and until evidence is introduced which would support a finding of its nonexistence.

(3) Notwithstanding subsections (1) and (2) of this section, a landlord may bring an action for possession if:

(a) The violation of the applicable building or housing code was caused primarily by lack of reasonable care by the tenant or other person in his household or upon the premises with his consent;

(b) The tenant is in default in rent; or

(c) Compliance with the applicable building or housing code requires alteration, remodeling, or demolition which would effectively deprive the tenant of use of the dwelling unit.

(4) The maintenance of an action under subsection (3) of this section does not release the landlord from liability under KRS 383.625(2). Effective: July 13, 1984 History: Repealed and reenacted 1984 Ky. Acts ch. 176, sec. 41, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, sec. 42.

383.715 Title of law.

KRS 383.505 to 383.705 shall be known and may be cited as the "Uniform Residential Landlord and Tenant Act." Effective: July 13, 1984 History: Repealed, reenacted and amended 1984 Ky. Acts ch. 176, sec. 42, effective July 13, 1984. -- Created 1974 Ky. Acts ch. 378, secs. 1 and 46.