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Lease Agreements in Kentucky

Get an overview of what's included in our Kentucky Lease Agreement

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Written by Melissa
Updated over a week ago

TurboTenant’s Kentucky lease agreement has been written and reviewed by Kentucky legal professionals. It’s been drafted to keep you compliant and covered as you rent out your property.

Click this link to see an example of the Kentucky Lease Agreement.


The Kentucky lease agreement is split up into three sections.

  • Section 1 contains information specific to you, your tenants, your rental property, and the details of your lease. This is all information that you add during the lease creation process in TurboTenant.

  • Section 2 contains clauses in accordance with Kentucky law. In order to stay compliant with the law, you will not be able to edit any details in Section 2.

  • Section 3 contains general clauses for landlords in the United States. It was drafted with best practices in mind for the landlord, tenant relationship. Like Section 2, you will not be able to edit these details.

While you may not edit all of the specifics directly, remember you can add additional provisions that supersede any existing language in the lease by using the Additional Provisions section. This gives you customization and flexibility should you have unique things you want to ensure are covered in your lease.

Section 1 - Custom to You

Section 1 contains the custom details relevant to you, your tenants, and your rental property— who is on the lease, rent amount, utilities, etc. You’ll add these details during the lease creation process

We’ve set up the lease agreement in a way that is easy for you and your tenants to understand. You’ll see the main details you’ve added to the summary table at the front of the lease agreement. The remaining items—like smoking, utilities, keys, etc.—are outlined in the rest of Section 1 as you can see in this example Kentucky Lease Agreement.

Here are a couple of other items in Section 1 worth mentioning:

Additional Provisions: this is where you can add any property specific rules, necessary local clauses, or other specifics you want to include. We recommend that you review any additional provisions with a lawyer.

Lost Key: if your tenants do not return all keys to you when they move out then they are required to pay for the full cost of rekeying the property.

Section 2 - Specific to Kentucky

Section 2 includes language that is specific to Kentucky. In order to help make sure you stay compliant with local laws, we’ve not allowed you to edit the details here.

There are some clauses in Section 2 that we wanted to call out so you understand how it affects you and your tenants.

Late Fees - Section 2.1

Rent is due in full on the Due Date. If Rent is not received on or before the fifth (5th) day of each month, a late fee of twenty dollars ($20.00) or twenty percent (20%), whichever is greater, of the unpaid Rent amount will be charged. All late fees shall be deemed additional rent for the month, and shall be paid and collected as such. Late fees will be assessed from the Due Date until the entire balance of unpaid Rent, accrued late fees, and any other charges are paid in full.

Security Deposit Provisions - Section 2.4

Security deposits requirements may vary quite a bit from state to state. In Kentucky:

  • No statutory minimum deposit amount in Kentucky. Typically, deposits are 1-2 times the monthly rent.

  • Security deposits must be held in a separate account at a financial institution and those details must be shared before tenancy. We are collecting those details below.

Security deposit returns in Kentucky also have some unique rules:

  • If rent or other charges are owed at the time the Lease terminates you must return the deposit within 30 days, less the amounts owed. If no rent or past due amounts are owed, then you have 60 days to provide written notice to return the security deposit.

  • Landlord has a duty to send a written statement of charges against the security deposit to the Tenant’s last known address within the above applicable time period. If Tenant does not respond within 60 days, you may keep the security deposit.

Condition of Premises - Section 2.6

Tenant acknowledges that prior to occupying the Premises, Tenant has examined the Premises and is satisfied with the condition, subject to those items specifically stated on the Property Condition Report (or like-titled document) noted as defects or damages along with the approximate cost to repair such items. Tenant acknowledges that Landlord submitted to Tenant the Property Condition Report in writing at or prior to the tenancy. By signing and returning to Landlord the Property Condition Report statement, noting any additional defects or damages to the Leased Premises, Tenant accepts possession of the Premises and acknowledges and agrees that no further repairs or cleanings are required or requested. Tenant agrees and accepts the Premises “As Is” condition, and that no warranty or guarantees are expressed or implied by Landlord. In the event that not all Tenants can be present at the time of move-in, the acceptance of the condition by one or more than one Tenant(s) shall be sufficient as to establishing the condition at the start of the Term.

Entry/Access to Premises by Landlord - Section 2.8

Landlord shall have the right at all reasonable times during the Term of this Agreement to enter the Premises for the purpose of inspecting and exhibiting the Premises and all buildings and improvements thereon. In non-emergency situations, Landlord will make a good faith effort to notify Tenant at least two (2) days prior to entry by one of the following methods: telephone message, email message, or door hanger, and having made such good faith effort shall enter as necessary. In an emergency situation, or if a repair is requested by Tenant, Landlord is permitted to enter immediately without prior notice. Tenant understands that Landlord will typically commence showing the Premises to prospective tenants one hundred twenty (120) days or more before the expiration of the term of this Agreement, but may show the Premises to prospective tenants, purchasers, or lenders at any time. Landlord shall further have the right to display “for sale", "for rent", or "vacancy" signs in or about the Premises.

Damage to Premises - Section 2.11

In the event the Premises are destroyed or rendered wholly untenable by fire, storm, or other casualty not caused by the negligence of Tenant, this Agreement shall terminate from such time except for the purpose of enforcing rights that may have then accrued hereunder. The Rent provided for herein shall then be accounted for by and between Landlord and Tenant up to the time of such injury or destruction of the Premises, Tenant paying Rent up to such date and Landlord refunding Rent collected beyond such date. Should a portion of the Premises thereby be rendered untenable, the Landlord shall have the option of either repairing such injured or damaged portion or terminating this Agreement. In the event that Landlord exercises its right to repair such untenable portion, the Rent shall abate in the proportion that the injured parts bears to the whole Premises, and such part so injured shall be restored by Landlord as speedily as practicable, after which the full Rent shall recommence and the Agreement continue according to the terms. Pursuant to Kentucky Penal Code Section 512.020, if you, as Tenant, intentionally or wantonly deface, destroy or damage the Premises causing a pecuniary loss of One Thousand Dollars ($1,000) or more, this is a criminal act under Kentucky law and you may be convicted of criminal mischief in the first degree, which is a Class D Felony. Further, if you, as Tenant, intentionally or wantonly deface, destroy or damage the Premises causing a pecuniary loss of Five Hundred ($500) to One Thousand ($1000) Dollars, you may be convicted of Criminal mischief in the 2nd degree, which is a Class A Felony. Intentional or wanton defacement, destruction or damage to the Premises causing a pecuniary loss of less than Five Hundred ($500) Dollars, may result in conviction of Criminal mischief in the 3rd degree, which is a Class B Felony. Landlord will cooperate with law enforcement prosecuting fully criminal damage to the Leased Premises by you, your occupants and your guests.

Section 3

The clauses in Section 3 are standard to most lease agreements. Along with the rest of the lease agreement, we worked with experienced landlords to make sure you are following best practices in your lease agreement.

Subletting - Section 3.1

Your tenant is not at all allowed to sublease the rental property without your written permission.

Altering or Improving the Property - Section 3.2

Your tenant cannot make any alterations or improvements—like repainting—without your written consent. Unless agreed upon, when they move out, the property must be in the same condition that it was in when they moved in.

Mold and Mildew Disclosure - Section 3.4

Prior to commencement of this Agreement, Landlord and Tenant have visually inspected the Premises and observed no visible mold or mildew, obvious water leaks, or presence of excess moisture conducive to mold growth, unless expressly noted on the condition of premises document (“Condition of Premises”) (or like-titled document ) noting the condition of Premises when Term begins. Landlord is not representing that a significant mold problem exists or does not exist on the Premises; as such a determination may only be made by a qualified inspector. Tenant agrees that it is their responsibility to hire a qualified inspector to determine if a significant mold problem exists or does not exist on the property. Tenant further acknowledges and agrees that Landlord, who has provided this section, is not liable for any action based on the presence of or propensity for mold in the property. Instead, Tenant must promptly notify Landlord in writing of a condition that poses a hazard to property, health, or safety. Landlord will take appropriate action to comply with applicable law, subject to any exceptions for natural disasters and other casualty losses.

Unless Landlord instructs otherwise, Tenant must 24 hours a day, during freezing weather, keep the Premises heated, etc., and at all other times, Tenant must: (1) run the HVAC systems blower fan to circulate air to retard the potential for moisture, mold and mildew; (2) at all times when using any shower or other bathing device, run the exhaust fan if any, provided in the bathroom area; and (3) if Tenant is maintaining other items in the Premises which reduce moisture, such as an aquarium, Tenant must run the air conditioning (if provided) in the summer to keep the temperature below 85 degrees Fahrenheit in the Premises during the months when the temperature outside exceeds 85 degrees.

Choice of Law - 3.11

The rental agreement will be governed and construed in accordance to Kentucky's own laws. Also there is a requirement to consent to the use of the county courts in which the property is located.

Follow the Law (noise, drugs, etc.) - Section 3.14

Your tenant cannot break any law or ordinance (federal, state, or local) while on your rental property. This also includes a clause saying they are not allowed to be annoying or a nuisance to neighbors while on the property. Any of the above can be good grounds for terminating the lease agreement.

Attorney/Collection Fees - Section 3.17

To the extent allowed under applicable law, should it become necessary for Landlord to employ an attorney to enforce any of the conditions or covenants hereof, or a collection company to recover any financial loss, including the collection of Rent or gaining possession of the Premises, Tenant agrees to pay all related collection expenses so incurred.

Indemnification - Section 3.20

To the maximum extent permitted under applicable law, Landlord shall not be liable for any damage or injury of or to the Tenant, Tenant's family, Additional Occupant(s), guests, invitees, agents, or employees, or to any person entering the Premises or the building of which the Premises are a part or to goods or equipment, or in the structure or equipment of the structure of which the Premises are a part.

Missing something you want to make sure is included?

This article only includes an overview of some of the details included in the Kentucky Lease Agreement. You can read the whole agreement and double-check for specific details by clicking this link to see an example of the agreement.

We wanted our lease agreement to handle the majority of use cases for landlords in Kentucky. However, we do know that some rental situations are unique. If there are other specifics you want to outline in the lease agreement, you can do so in the Additional Provisions section while creating your lease agreement in TurboTenant. We recommend that you review them with a lawyer to ensure you stay compliant with the law.

Disclaimer: Changing some terms in the lease may conflict with state or local laws. If you make large edits, we recommend speaking with an attorney. Please have a look at your specific state lease agreement for more information. TurboTenant is not responsible for edits that are not compliant with state laws. TurboTenant is unable to provide legal advice.

DISCLAIMER: This lease agreement is not warrantied, either expressly or implied, by TurboTenant, Inc. as to their effectiveness or completeness. TurboTenant, Inc. does not provide legal advice. TURBOTENANT, INC. AND ITS SERVICES, DOCUMENTS, RECORDS, AND PRODUCTS ARE NOT A SUBSTITUTE FOR THE ADVICE OF AN ATTORNEY. The user is advised to check all applicable state and federal laws before using this agreement, attachments, disclosures, forms, or parts thereof and to have them reviewed by competent legal counsel prior to use.

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