What Is a Kentucky Eviction Notice?
A Kentucky eviction notice is a legal form that notifies a tenant of a lease violation, such as nonpayment of rent or another breach. It states that the tenant must comply or move out by a certain date. Otherwise, they will face the eviction process, which is formally called a Forcible Entry and Detainer in Kentucky.
By issuing a KY eviction notice as a landlord, you can ensure that you follow the requirements under the Uniform Residential Landlord and Tenant Act (URLTA). This act governs the amount of notice you must issue, depending on the reason for eviction. It applies to the following counties and cities:
- Barbourville
- Bellevue
- Bromley
- Covington
- Dayton
- Elsmere
- Florence
- Lexington-Fayette County
- Georgetown
- Louisville-Jefferson County
- Ludlow
- Melbourne
- Morgantown
- Newport
- Oldham County
- Pulaski County
- Shelbyville
- Silver Grove
- Southgate
- Taylor Mill
- Woodlawn
If your lease is for a property located in a different county or city, you must refer to common law and your lease agreement for the amount of notice you must issue before proceeding with an eviction.
Types of Kentucky Eviction Notices
Depending on the reason for eviction, you must issue a certain amount of notice. Explore the three Kentucky eviction notice templates that we offer. When you find the right one, you can customize it with your tenant’s and lease’s terms using Legal Templates’s guided form.
These notice periods only apply in jurisdictions that have adopted the URLTA.
7-Day Eviction Notice in Kentucky (for Nonpayment of Rent)
Unless the lease offers a grace period, rent is due on the date stated in the lease. Under KY Rev Stat § 383.660(2), you may issue a seven-day notice to pay or vacate if a tenant fails to pay rent. If the tenant does not comply with this Kentucky seven-day eviction notice, you may proceed with an eviction lawsuit.
7-Day Notice to Quit for Nonpayment
Use this notice to begin evicting a tenant if they haven’t paid rent on time.
14-Day Eviction Notice in Kentucky (for Noncompliance with the Lease)
For lease violations unrelated to rent, you may issue a 14-day notice to cure or quit under KY Rev Stat § 383.660(1). If they fix it within 14 days, the lease remains active. If they don’t, the lease automatically terminates on the 15th day.
If the same breach occurs within a six-month period, you can issue a 14-day lease termination notice. You do not need to provide the option to cure these recurring lease violations.
14-Day Notice to Quit for Noncompliance
Use this notice for lease violations allowing tenants to comply or vacate the property.
30-Day Lease Termination Notice in Kentucky
To end a month-to-month lease, landlords must provide a 30-day written notice under KY Rev Stat § 383.695(2). This applies even when there’s no lease violation. If they need to end a week-to-week lease, only 7 days’ notice is required.
30-Day Lease Termination
Landlords must give tenants 30 days’ notice to move out if they’re on a month-to-month lease.
How to Evict a Tenant in Kentucky
Evicting a tenant in Kentucky starts with sending an eviction notice. From there, you can continue the tenancy or get a new tenant, depending on whether the tenant corrected the breach or moved out. If the tenant ignores your notice, you can pursue a Forcible Detainer action. Follow these steps to follow the legal process for eviction in Kentucky:
Step 1 – Send an Eviction Notice
Start by sending one of the Kentucky eviction notice forms, which include the following:
- KY 7-day eviction notice (for nonpayment of rent)
- KY 14-day eviction notice (for noncompliance)
- KY 30-day eviction notice (for a month-to-month lease termination)
You can deliver this notice by hand, by registered mail, or by certified mail.
Step 2 – File a Lawsuit
If the tenant does not respond or act on your notice within the stated period, you can file a lawsuit. You should file the Forcible Detainer Complaint (Form AOC-216) with the District Court in the county where the property is located.
When you file an eviction lawsuit in Kentucky, you should expect to pay a filing fee plus service fees for the sheriff.
A sheriff must serve the tenant the AOC-215 (Notice of Eviction Hearing). This notice, also called a “summons,” specifies the trial date. The tenant must be served with it at least three days before the hearing date (KY Rev Stat § 383.215).
Step 3 – Attend the Hearing
Both parties must appear before a District Judge for the hearing. As the landlord, you should bring a copy of the lease, the dated eviction notice, proof of unpaid rent, and other evidence to support your case. If the judge rules in your favor, they will issue a Forcible Detainer Judgment (Form AOC-217). If the tenant doesn’t show up, they will likely issue a default judgment in your favor.
Per KY Rev Stat § 383.255, the tenant has seven days to appeal the decision or move out. You cannot remove them during this seven-day waiting period.
Entering a Settlement
If both parties are willing to negotiate, Form AOC-218 (Forcible Detainer Settlement Agreement) can be used to resolve an eviction case before the judge issues a final ruling. Using this form can allow the tenant to pay back rent in installments or give them a bit longer to vacate the property. It’s beneficial for the tenant, as they won’t have a Forcible Detainer Judgment on their public record.
Step 4 – Request a Warrant for Possession
If the tenant is still present after the seven-day appeal window, you can request a warrant. Return to your clerk’s office and file for a Warrant for Possession (Form AOC-220).
A Warrant for Possession is sometimes called a Writ for Possession.
Only a sheriff or constable can physically remove the tenant. It is illegal in Kentucky to change locks, shut off utilities, or otherwise force a tenant out yourself. Under KY Rev Stat § 383.655, a landlord who commits an illegal “self-help” eviction in an URLTA-governed area can be sued for three months’ rent plus attorney fees.
Sample Kentucky Eviction Notice
View an example of a Kentucky eviction notice form. The one below shows a Kentucky seven-day eviction notice for nonpayment of rent. Customize your own using Legal Templates’s guided form. We help you fill out your notice with the details unique to your situation, including the tenant’s name, property address, and date of compliance. Once you fill it out, you can download it in PDF or Word format and prepare to distribute it as the first step in the eviction process.
