Kentucky Residential Lease Agreement
A free Kentucky lease template, plus what Kentucky law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Disclosures Kentucky requires
| Where URLTA applies | Kentucky's Uniform Residential Landlord and Tenant Act (KRS 383.505 to 383.705) applies only in cities and counties that have adopted it in full and without changes. Most lease-content rules below marked 'URLTA areas' do not apply elsewhere in the state. Applies to: all residential leases (scope note) Source: KRS 383.500 |
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| Manager and owner/agent | At or before the start of the tenancy, the landlord must tell the tenant in writing the name and address of (1) the person authorized to manage the premises and (2) an owner, or a person authorized to accept legal papers, notices and demands for the owner. The information must be kept current and binds any later landlord, owner or manager. A person who fails to disclose becomes the landlord's agent for legal papers and for carrying out the landlord's duties. Applies to: URLTA areas only Source: KRS 383.585 |
| Deposit bank and account number | A landlord who requires a security deposit before move-in must keep all deposits in an account used only for that purpose at a bank or lending institution regulated by Kentucky or a federal agency, and must tell prospective tenants where the account is and the account number. Applies to: URLTA areas only; landlords taking a security deposit Source: KRS 383.580(1) |
| Move-in damage list | Before the tenant pays a security deposit, the landlord must give the prospective tenant a complete list of existing damage that could be charged against the deposit, with the estimated repair cost. The tenant may inspect the unit to check it. Both sign the list; if the tenant disagrees, the tenant must list the disputed items in a signed written statement. A landlord who skips the separate account or the move-in and move-out damage lists may not keep any part of the deposit. Applies to: URLTA areas only; landlords taking a security deposit Source: KRS 383.580(2)-(4) |
Terms Kentucky law requires or controls
| Default rent terms | Unless the lease says otherwise, rent is payable at the unit, without demand or notice, at the start of each month (or each term of one month or less), and is apportioned day to day. If the lease does not set a definite term, the tenancy is month-to-month (week-to-week for a roomer paying weekly). Applies to: URLTA areas only Source: KRS 383.565 |
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| House rules | Landlord rules bind the tenant only if they serve tenant convenience, safety or welfare or protect the property, are reasonably related to that purpose, apply fairly to all tenants, are clear enough to follow, do not evade the landlord's duties, and the tenant had notice of them at signing or when adopted. A later rule that substantially changes the bargain is not valid unless the tenant agrees in writing. Applies to: URLTA areas only Source: KRS 383.610 |
| Tenant repair agreements | In a single-family home, landlord and tenant may agree in writing, in good faith, that the tenant handles water/heat supply duties and specified repairs or maintenance. In other units, such an agreement must be in good faith, in a separate signed writing supported by adequate consideration, may not cover work needed to meet health and safety codes, and must not reduce the landlord's duties to other tenants. Applies to: URLTA areas only Source: KRS 383.595(3)-(4) |
| Owner-occupancy rule in Louisville Metro | For new leases starting after June 27, 2025, in a county with a consolidated local government (Louisville/Jefferson County), an owner may not lease a single-family home, multifamily unit or accessory dwelling unit on a lot that has a single-family home in a traditional single-family zone unless the owner primarily lives on that lot. This does not apply to a lot with only one single-family home and no accessory dwelling unit. Applies to: Jefferson County (Louisville Metro) lots with an ADU or multiple units in traditional single-family zones Source: KRS 383.199 |
Clauses that are void in Kentucky
| Waiving tenant rights | A lease may not have the tenant agree to waive or give up rights or remedies under the URLTA. Such a clause is unenforceable. Applies to: URLTA areas only Source: KRS 383.570(1)(a), (2) |
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| Confession of judgment | A lease may not have the tenant authorize anyone to confess judgment on a claim arising from the lease. Such a clause is unenforceable. Applies to: URLTA areas only Source: KRS 383.570(1)(b), (2) |
| Landlord's attorney fees | A lease may not require the tenant to pay the landlord's attorney fees. Such a clause is unenforceable. Applies to: URLTA areas only Source: KRS 383.570(1)(c), (2) |
| Landlord liability waivers | A lease may not have the tenant excuse or limit the landlord's legal liability or indemnify the landlord for that liability or its costs. Such a clause is unenforceable. Applies to: URLTA areas only Source: KRS 383.570(1)(d), (2) |
| Penalties for calling police or emergency help | A residential lease may not include a clause letting the landlord end the lease or penalize the tenant for asking police or others for help in an emergency. Such a clause is unenforceable. A landlord who knowingly enforces it owes actual damages, reasonable attorney fees and costs, and punitive damages of up to two months' rent. Applies to: statewide; leases created or renewed on or after June 29, 2017 Source: KRS 383.302 |
| Liens on household goods | A landlord lien or security interest in the tenant's household goods is not enforceable (unless perfected before August 1, 1984), and distraint for rent is abolished. Applies to: URLTA areas only Source: KRS 383.680 |
| Protective-order tenants | Regardless of the lease, a tenant protected by a domestic violence order or interpersonal protective order may change the locks (giving the landlord a key on request), and a tenant who obtains such an order after signing may end the lease on at least 30 days' written notice with a copy of the order. The landlord may refuse a key to the restrained person even if that person is on the lease, and may not terminate, refuse to renew or retaliate because of the tenant's protected status. Applies to: statewide; leases created or renewed on or after June 29, 2017 Source: KRS 383.300 |
Format and delivery rules
| Copy of lease | No Kentucky statute requires the landlord to give the tenant a signed copy of the lease. In URLTA areas, the manager/owner disclosure must be in writing and the move-in damage list must be signed by both sides. Applies to: all residential leases |
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| Local ordinances | Cities and counties may not adopt or enforce landlord-tenant ordinances that conflict with state law. A local government that adopts URLTA must adopt it in full and without changes and may not pass other ordinances on the same subjects. Applies to: all residential leases Source: KRS 383.198; KRS 383.500 |
Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Kentucky law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Kentucky law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Kentucky law (KRS Chapter 383 (no late-fee provision)).
6. Security deposit. Tenant pays a security deposit of $[deposit amount] (Kentucky law sets no maximum; KRS 383.580). Landlord will return it, minus lawful deductions with any required itemized list, within the time Kentucky law sets (KRS 383.580(6)-(7)).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Kentucky law requires (KRS 383.615), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Kentucky law requires.
14. Default rent terms. (Write this clause to meet Kentucky law: see "Default rent terms" above (KRS 383.565).)
15. House rules. (Write this clause to meet Kentucky law: see "House rules" above (KRS 383.610).)
16. Tenant repair agreements. (Write this clause to meet Kentucky law: see "Tenant repair agreements" above (KRS 383.595(3)-(4)).)
17. Owner-occupancy rule in Louisville Metro. (Write this clause to meet Kentucky law: see "Owner-occupancy rule in Louisville Metro" above (KRS 383.199).)
18. Disclosures attached. Landlord has given Tenant these disclosures required by Kentucky law: Where URLTA applies; Manager and owner/agent; Deposit bank and account number; Move-in damage list. [Attach each one.]
19. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
20. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
Lease agreement templates for other states · Kentucky landlord-tenant law · More templates
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.