Free Kentucky Rental Lease Agreement

Sample Kentucky Rental Lease Agreement


THIS RESIDENTIAL LEASE (the "Lease") dated this ___ day of ____________________,20___



(the "Landlord")

- AND-


(the "Tenant")

(individually the "Party" and collectively the "Parties")

IN CONSIDERATION OF the Landlord leasing certain premises to the Tenant and other valuable consideration, the receipt and sufficiency of which consideration is hereby acknowledged, the Parties agree as follows:

    Leased Property

  1. The Landlord agrees to rent to the Tenant the house, municipally described as ______________________, ______________________, Kentucky, ______________________ (the "Property"), for use as residential premises only.
  2. No guests of the Tenants may occupy the Property for longer than one week without the prior written consent of the Landlord.
  3. Term

  4. The term of the Lease is a periodic commencing at 12:00 noon on _____________of _____________, 20___ and continuing on a month-to-month basis until the Landlord or the Tenant terminates the tenancy.
  5. Rent

  6. Subject to the provisions of this Lease, the rent for the Property is $_____________ per week (the "Rent").
  7. The Tenant will pay the Rent weekly, on or before ______________ of each and every week of the term of this Lease to the Landlord at ______________________, ______________________, Commonwealth of Kentucky, ______________________ or at such other place as the Landlord may later designate by Cash.
  8. Tenant Improvements

  9. The Tenant will obtain written permission from the Landlord before doing any of the following:
    1. applying adhesive materials, or inserting nails or hooks in walls or ceilings other than two small picture hooks per wall;
    2. painting, wallpapering, redecorating or in any way significantly altering the appearance of the Property;
    3. removing or adding walls, or performing any structural alterations;
    4. installing a waterbed(s);
    5. changing the amount of heat or power normally used on the Property as well as installing additional electrical wiring or heating units;
    6. placing or exposing or allowing to be placed or exposed anywhere inside or outside the Property any placard, notice or sign for advertising or any other purpose; or
    7. affixing to or erecting upon or near the Property any radio or TV antenna or tower.
  10. Insurance

  11. The Tenant is hereby advised and understands that the personal property of the Tenant is not insured by the Landlord for either damage or loss, and the Landlord assumes no liability for any such loss.
  12. Attorney Fees

  13. In the event that any action is filed in relation to this Lease, the unsuccessful Party in the action will pay to the successful Party, in addition to all the sums that either Party may be called on to pay, a reasonable sum for the successful Party's attorney fees.
  14. Governing Law

  15. This Lease will be construed in accordance with and exclusively governed by the laws of the Commonwealth of Kentucky.
  16. Severability

  17. If there is a conflict between any provision of this Lease and the applicable legislation of the Commonwealth of Kentucky (the "Act"), the Act will prevail and such provisions of the Lease will be amended or deleted as necessary in order to comply with the Act. Further, any provisions that are required by the Act are incorporated into this Lease.
  18. The invalidity or unenforceability of any provisions of this Lease will not affect the validity or enforceability of any other provision of this Lease.  Such other provisions remain in full force and effect.
  19. Amendment of Lease

  20. This Lease may only be amended or modified by a written document executed by the Parties.
  21. Damage to Property

  22. If the Property should be damaged other than by the Tenant's negligence or willful act or that of the Tenant's employee, family, agent, or visitor and the Landlord decides not to rebuild or repair the Property, the Landlord may end this Lease by giving appropriate notice.
  23. Care and Use of Property

  24. The Tenant will promptly notify the Landlord of any damage, or of any situation that may significantly interfere with the normal use of the Property or to any furnishings supplied by the Landlord.
  25. The Tenant will not engage in any illegal trade or activity on or about the Property.
  26. The Parties will comply with standards of health, sanitation, fire, housing and safety as required by law.
  27. The Parties will use reasonable efforts to maintain the Property in such a condition as to prevent the accumulation of moisture and the growth of mold. The Tenant will promptly notify the Landlord in writing of any moisture accumulation that occurs or of any visible evidence of mold discovered by the Tenant. The Landlord will promptly respond to any such written notices from the Tenant.
  28. If the Tenant is absent from the Property and the Property is unoccupied for a period of 4 consecutive days or longer, the Tenant will arrange for regular inspection by a competent person. The Landlord will be notified in advance as to the name, address and phone number of the person doing the inspections.
  29. At the expiration of the term of this Lease, the Tenant will quit and surrender the Property in as good a state and condition as they were at the commencement of this Lease, reasonable use and wear and tear excepted.
  30. Rules and Regulations

  31. The Tenant will obey all rules and regulations of the Landlord regarding the Property.
  32. Address for Notice

  33. For any matter relating to this tenancy, the Tenant may be contacted at the Property or through the phone number below. After this tenancy has been terminated, the contact information of the Tenant is:
    1. Name: _______________
    2. Phone: ______________________
  34. For any matter relating to this tenancy, whether during or after this tenancy has been terminated, the Landlord's address for notice is:
    1. Name: _______________
    2. Address: ______________________, ______________________, Commonwealth of Kentucky, ______________________

      The contact information for the Landlord is:

    3. Phone: ______________________
  35. General Provisions

  36. All monetary amounts stated or referred to in this Lease are based in the United States dollar.
  37. Any waiver by the Landlord of any failure by the Tenant to perform or observe the provisions of this Lease will not operate as a waiver of the Landlord's rights under this Lease in respect of any subsequent defaults, breaches or non-performance and will not defeat or affect in any way the Landlord's rights in respect of any subsequent default or breach.
  38. This Lease will extend to and be binding upon and inure to the benefit of the respective heirs, executors, administrators, successors and assigns, as the case may be, of each Party. All covenants are to be construed as conditions of this Lease.
  39. All sums payable by the Tenant to the Landlord pursuant to any provision of this Lease will be deemed to be additional rent and will be recovered by the Landlord as rental arrears.
  40. Where there is more than one Tenant executing this Lease, all Tenants are jointly and severally liable for each other's acts, omissions and liabilities pursuant to this Lease.
  41. Locks may not be added or changed without the prior written agreement of both Parties, or unless the changes are made in compliance with the Act.
  42. The Tenant will be charged an additional amount of $25.00 for each N.S.F. check or checks returned by the Tenant's financial institution.
  43. Headings are inserted for the convenience of the Parties only and are not to be considered when interpreting this Lease. Words in the singular mean and include the plural and vice versa. Words in the masculine mean and include the feminine and vice versa.
  44. This Lease may be executed in counterparts. Facsimile signatures are binding and are considered to be original signatures.
  45. This Lease constitutes the entire agreement between the Parties.
  46. During the last 30 days of this Lease, the Landlord or the Landlord's agents will have the privilege of displaying the usual 'For Sale' or 'For Rent' or 'Vacancy' signs on the Property.
  47. Time is of the essence in this Lease.

IN WITNESS WHEREOF _______________ and _______________ have duly affixed their signatures on this ___ day of ____________________,20___.

Landlord: _______________

Tenant: _______________

The Tenant acknowledges receiving a duplicate copy of this Lease signed by the Tenant and the Landlord on the _____ day of ______________________, 20____.

Tenant: _______________


Lead-Based Paint Disclosure

Property: ______________________, ______________________, Kentucky, ______________________
Landlord: _______________
Tenant: _______________

Landlord's Disclosure


  1. The Landlord has NO knowledge of any lead-based paint and/or lead-based paint hazards in or about the Property.
  2. The Landlord has NO records or reports relating to lead-based paint and/or lead-based paint hazards in or about the Property.
Date: ___ day of ____________________,20___

 Landlord: _______________

per: _________________________________

Tenant's Disclosure

The Tenant ACKNOWLEDGES receipt of:

  1. the information contained in the above Landlord's Disclosure including the above-mentioned reports and records; and
  2. the pamphlet Protect Your Family from Lead in Your Home (EPA-747-K-99-001) or an equivalent pamphlet that has been approved for use in the state by the Environmental Protection Agency.
Date: ___ day of ____________________,20___

 Tenant: _______________

per: _________________________________

The pamphlet Protect Your Family from Lead in Your Home can be ordered in hard copy or can be printed from the website

Asbestos Disclosure

Property: ______________________, ______________________, Kentucky, ______________________
Landlord: _______________
Tenant: _______________

Landlord's Disclosure


  1. The Landlord has investigated and there is no asbestos in or about the Property.
  2. The Landlord has NO records or reports with respect to asbestos in or about the Property.
Date: ___ day of ____________________,20___

 Landlord: _______________

per: _________________________________

Tenant's Disclosure

The Tenant ACKNOWLEDGES receipt of the information contained in the above Landlord's Disclosure including any reports and records.

Date: ___ day of ____________________,20___

Tenant: _______________

per: _________________________________

Kentucky Rental Lease Agreement

An understanding of the rental lease agreement in Kentucky is essential for anyone looking to rent a residential unit in the state.

  • Official Rules and Regulations

    • Landlord and tenant - Ky. Rev. Stat. Ann. § 383

    • Exclusions from Application - Ky. Rev. Stat. Ann. § 383.535

    • Limitation of Actions – Ky. Rev. Stat. Ann. § 413

    • Attorney General’s Guide to Rental Housing

  • What laws govern the security deposit

    • There is no statute limiting the security deposit maximum

    • The deadline for returning the security deposit is 30 days for unpaid rent and 60 days if the tenant doesn’t file any claims or dispute

    • There are no statutes for nonrefundable deposits, security deposit interests or pet deposits and associated additional fees.

    • A separate security deposit bank is a requirement as the tenant shall be informed of the location of the separate account plus the account number.

    • In case of move in disclosures, a prospective client shall be presented with a comprehensive listing of any existing damage to the unit which will be the basis for a charge against the security deposit.

    • A move-out check list and an itemized list of damages and charges is required

    • Advance notice of withholding is required, and the tenant has a right to inspect the premise after receiving their itemized list of damages for verification of the accuracy

    • There are no statutes for record keeping of deposit withholdings or the receipt of deposits.

  • Lease, Rent, and Fees

    • Rent is payable without demand or notice, and at the time and place that is agreed upon by the parties. Unless otherwise agreed, rent is due at the beginning of every month, and apportionable daily.

    • The default term – unless fixed in the rental agreement, the default term is week to week for tenants paying weekly and monthly in all the other cases.

    • There are no statutes on rent increase notices, the rent grace period, late fees, and prepaid rent.

    • The returned check attracts a fee of $50

    • The landlord is prohibited from enforcing the lease clauses found in KRS § 383.570.

    • A tenant can withhold rent if the landlord fails to provide essential services like water and heat.

    • The tenant can repair and deduct rent if the cost of the repairs is less than $100 or half the month’s rent. The landlord has 14 days to remedy the issue.

    • The landlord can recover attorney and court fees

    • The landlord needs to make a reasonable attempt to mitigate any damages including attempts to re-rent.

  • Notices and Entry

    • The definition of notice is found in KRS § 383.560

    • There is no statute for the notice of termination of fixed-end leases

    • There is a 30 days’ notice of termination of month to month leases

    • There is a 7-days’ notice for the termination of weekly leases

    • For termination of non-payment, a 7-days’ notice is issued to remedy or quit.

    • In case of a lease violation, a 15 days’ notice is given to remedy, or the party quits. An unconditional quit notice is issued for repeat offences that happen within six months of the previous violation.

    • For termination under labor contracts, if the tenant enters or holds the premises under a contract stipulating that he or she is to labor for his landlord and he or she fails to be to labor or fails to comply with his contract, he or she will lose rights to the premise immediately. The tenant has to abandon the premises without demand or notice.

    • A two days’ notice is required before entry, and the landlord can enter the premises at reasonable times.

    • Entry is allowed for non-emergency maintenance and repairs with notice.

    • Entry is allowed for showings, with notice for showings

    • Emergency entry is allowed without notice

    • There are no statutes on notices for date/time of move out inspections

    • If specified in the lease agreement, the notice of extended absence is given if the tenant will be out for 7 or more days.

    • Entry is allowed during the tenant’s extended absence

    • No statute highlights the need for notice to tenants for pesticide use

    • Lockouts and utility shutoffs are not allowed.

    • The consequences of self-eviction equal three months periodic rent, the return of prepaid rent, and reasonable attorney fees.

Disclosures and Notes

Here you have to be aware of the landlord duties and maintenance, tenant’s duties, name, and addresses, house regulations and rules, domestic violence situations, lead exposure, and retaliation.

Court and Legal Matters

In the Kentucky small claims court, you have to pay limits of $2,500, and the courts allow eviction claims - Kentucky District Court

The statute of limitations gives 15 years for rent, five years for damage to personal property. Kentucky Courts of Justice, Kentucky Attorney General, and Kentucky Bar Association.

  • You can also get legal aid from:

    • Kentucky Bar Association – Lawyer Locator

    • Kentucky Bar Association – Legal Aid Locator

    • Kentucky Legal Aid

    • Legal Aid Society of Louisville

    • Appalachian Research and Defense Fund

    • Legal Aid of the Bluegrass

    • Legal Aid Network of Kentucky

Business licenses

There are no state-wide requirements, but the local cities and the counties may have regulations and licensing requirements.

You can get your Kentucky rental lease agreement from us today if you fill the form now.


KY Rental Lease Agreement

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