How to evict a tenant in Kentucky: the two layers of rules

Which Kentucky rules apply to your property?

KRS 383.500 authorizes cities, counties and urban-county governments to enact the Uniform Residential Landlord and Tenant Act (KRS 383.505 to 383.705), but only in its entirety and without amendment, and bars other local ordinances on those subjects. So the first question is whether the local government where your unit sits adopted the act. Where it did not, KRS 383.195 says a tenancy at will or by sufferance ends when the landlord gives one month's written notice requiring the tenant to remove.

What notices does the act require where it applies?

Under KRS 383.660(2), if rent is unpaid when due and the tenant does not pay within seven days after written notice of nonpayment and your intention to terminate, you may terminate the rental agreement. For other material noncompliance, subsection (1) calls for a written notice that names the acts and says the agreement ends on a date not less than fourteen days after receipt; if the tenant does not fix a fixable breach before that date, the agreement does not terminate, and if the same act recurs within six months you may terminate on at least fourteen days' written notice.

Periodic tenancies are covered by KRS 383.695: seven days' written notice for week-to-week, thirty days before the periodic rental date for month-to-month, and ten days for a tenancy that began when a written lease ended, with one twist, if the tenant fails to pay rent within ten days after it is due, the landlord may terminate that tenancy at any time without notice. A willful holdover allows up to three months' periodic rent or threefold actual damages, whichever is greater, plus attorney's fees.

Accepting rent with knowledge of a default is a waiver of the right to terminate for that breach unless otherwise agreed after the breach (KRS 383.675).

How does the forcible detainer case run?

A forcible detainer includes a tenant's refusal to give the landlord possession after the term expires, or a tenant at will's refusal after the landlord's will ends (KRS 383.200(3)). You file a complaint in the District Court of the county where the property sits, and a warrant issues to the sheriff or a constable (383.210). The defendants must get at least three days' notice of the time and place; if less than three days passed before the meeting, the inquest is adjourned on the defendant's motion until the three days have run (383.215). If neither side demands a jury, the court tries the case, and a jury is summoned only if someone gives written notice that one is demanded.

The judgment is for restitution of the premises and costs (383.240). The losing party has seven days after the finding to appeal; if no appeal is filed by the seventh day, the court issues a warrant of restitution on request, commanding the sheriff or constable to put you in possession with the power of the county if necessary (383.245). An appeal requires the appellant to deposit with the circuit court clerk the rent owing and each later month's rent while the appeal is pending, and that deposit stays further proceedings (383.255).

Example a made-up landlord in a city that adopted the act hand-delivers a nonpayment notice on Monday, November 2, 2026. Seven days later, Monday, November 9, the landlord may terminate if no rent has come in. If the court finds for the landlord on Friday, December 4, the tenant has until Friday, December 11 to appeal, and the warrant of restitution issues after that day if no appeal is filed.

What may a Kentucky landlord not do, and what is the new occupant law?

Under the act, KRS 383.690 bars a landlord from recovering or taking possession by action or otherwise, including willful diminution of services such as interrupting heat, electric, running water, hot water, gas or another essential service, except for abandonment, surrender or as the act permits.

KRS 383.290, in force since June 27, 2025, lets an owner ask a law enforcement officer to remove people who are unlawfully occupying property, but only people who are not and never have been tenants and never had an agreement to occupy the premises. Subsection 9 says the procedure is not applicable to a current or former tenant, so it is not a shortcut around a lease dispute. A wrongful removal can bring a civil action with court costs and attorney's fees.

• Assuming the 7-day and 14-day notices apply everywhere: they exist only where the act was adopted.
• Taking a late payment after the notice and then trying to terminate for the same default.
• Using the unlawful occupant petition for someone who ever had a lease.

Where does DoorKeeping fit?

DoorKeeping keeps each property's lease, rent ledger and the notices you send together, which is the paper trail a court asks for. You still serve the notice and file the case yourself. DoorKeeping gives general information, not legal advice. Check the current statute and your court's local rules, and talk to a local attorney if the case is contested.

Sources

1. KRS 383.200 to 383.285, Forcible entry and detainer (Kentucky Legislature), read Oct 30, 2026
2. KRS 383.660, Tenant's noncompliance with rental agreement; failure to pay rent (Kentucky Legislature), read Oct 30, 2026
3. KRS 383.690 and 383.695, Recovery of possession limited; periodic tenancy (Kentucky Legislature), read Oct 30, 2026
4. KRS 383.290, Removal of person unlawfully occupying real property (Kentucky Legislature), read Oct 30, 2026

Questions

How much notice for unpaid rent in Kentucky?

Seven days after written notice of nonpayment, where the Uniform Residential Landlord and Tenant Act has been adopted locally (KRS 383.660(2)).

How long does a Kentucky tenant have to appeal an eviction?

Seven days after the finding, with the rent deposited with the circuit court clerk (KRS 383.245 and 383.255).

Can a Kentucky landlord shut off utilities?

Not under the act: KRS 383.690 bars interrupting heat, electric, water, gas or other essential services to recover possession.