CHAPTER 383 LANDLORD AND TENANT
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. Chap. 383, §383.010
Effective: October 1, 1942
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. Chap. 383, §383.020
Effective: October 1, 1942
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. Chap. 383, §383.030
Effective: January 2, 1978
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 year's rent due
and to become due, nor for any rent which has been due for more than
eleven 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 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 days.
(3) If sued out within one hundred and twenty 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 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 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 days from the
date of its removal. The landlord may enforce his lien against the
property wherever found. Chap. 383, §383.070
Effective: October 1, 1942
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. Chap. 383, §383.080
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. Chap. 383, §383.090
Effective: October 1, 1942
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. Chap. 383, §383.100
Effective: October 1, 1942
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 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 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. Chap. 383, §383.110
Effective: October 1, 1942
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 days from the rented
premises on which it was planted. Chap. 383, §383.120
Effective: October 1, 1942
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. Chap. 383, §383.130
Effective: October 1, 1942
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 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 days after the day of expiration, then none shall be allowed
until the expiration of one 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 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 days after the day of expiration,
then none shall be allowed until the expiration of sixty days from
the day the tenancy expired. At the end of that sixty 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. Chap. 383, §383.160
Effective: October 1, 1942
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. Chap. 383, §383.170
Effective: October 1, 1942
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 years, shall operate as a forfeiture to
the landlord. The landlord, after having given the occupant ten
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. Chap.
383, §383.180
Effective: October 1, 1942
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. Chap. 383, §383.190
Effective: October 1, 1942
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. Chap. 383, §383.195
Effective: July 13, 1984
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. Chap. 383, §383.200
Effective: July 1, 1953
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. Chap. 383, §383.205
Effective: July 1, 1953
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. Chap. 383, §383.210
Effective: January 2, 1978
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 days before the day of the meeting of the jury, the
inquest shall, on his motion, be adjourned until the expiration of
the three days. Chap. 383, §383.215
Effective: July 1, 1953
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." Chap. 383, §383.220
Effective: January 2, 1978
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. Chap. 383,
§383.230
Effective: June 17, 1978
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. Chap. 383, §383.235
Effective: January 2, 1978
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. Chap. 383, §383.240
Effective: January 2, 1978
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"
Chap. 383, §383.245
Effective: January 2, 1978
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.
Chap. 383, §383.250
Effective: January 2, 1978
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 days thereafter. Chap. 383, §383.255
Effective: January 2, 1978
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.
Chap. 383, §383.260
Effective: June 17, 1978
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. Chap.
383, §383.270
Effective: July 1, 1953
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. Chap. 383, §383.275
Effective: January 2, 1978
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. Chap. 383, §383.280
Effective: July 1, 1953
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. Chap. 383, §383.285
Effective: July 1, 1953
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 urban-county
government which relates to the subjects embraced in KRS 383.505 to
383.705. Chap. 383, §383.500
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.
Chap. 383, §383.505
Effective: July 13, 1984
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. Chap. 383, §383.510
Effective: July 13, 1984
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. Chap. 383, §383.515
Effective: July 13, 1984
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. Chap. 383, §383.520
Effective: July 13, 1984
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. Chap. 383, §383.525
Effective: July 13. 1984
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.
Chap. 383, §383.535
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. Chap. 383, §383.540
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.
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 383.550
"Good faith" obligation. Chap. 383, §383.545
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
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. Chap. 383, §383.555
Effective: July 13, 1984
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. Chap. 383, §383.560
Effective: July 13, 1984
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. Chap. 383, §383.565
Effective: July 13, 1984
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. Chap. 383, §383.570
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.
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). Chap.
383, §383.575
Effective: July 13, 1984
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
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. Chap. 383, §383.580
Effective: July 13, 1984
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). Chap. 383,
§383.590
Effective: July 13, 1984
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. Chap. 383,
§383.595
Effective: July 13, 1984
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.
Chap. 383, §383.600
Effective: July 13, 1984
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.
Chap. 383, §383.605
Effective: July 13, 1984
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. Chap. 383, §383.610
Effective: July 13, 1984
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. Chap. 383, §383.615
Effective: July 13, 1984
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.
Chap. 383, §383.620
Effective: July 13, 1984
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. Chap. 383, §383.625
Effective: July 13, 1984
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. Chap. 383, §383.630
Effective: July 13, 1984
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. Chap. 383, §383.635
Effective: July 13, 1984
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. Chap. 383, §383.640
Effective: July 13, 1984
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. Chap. 383, §383.645
Effective: July 13, 1984
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.
Chap. 383, §383.650
Effective: July 13, 1984
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.
Chap. 383, §383.655
Effective: July 13, 1984
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.
Chap. 383, §383.660
Effective: July 13, 1984
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. Chap. 383, §383.665
Effective: July 13, 1984
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. Chap. 383,
§383.670
Effective: July 13, 1984
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. Chap. 383, §383.675
Effective: July 13, 1984
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. Chap. 383, §383.680
Effective: July 13, 1984
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). Chap. 383,
§383.685
Effective: July 13, 1984
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.
Chap. 383, §383.690
Effective: July 13, 1984
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. Chap. 383, §383.695
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.
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. Chap. 383, §383.700
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.
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). Chap. 383, §383.705
Effective: July 13, 1984
Title of law.
KRS 383.505 to 383.705 shall be known and may
be cited as the "Uniform Residential Landlord and Tenant
Act." Chap. 383, §383.715
Effective: July 13, 1984
Need
Help? Visit our free online discussion
forum
|