Kentucky Lease Agreements (7) | Residential & Commercial

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Updated January 12, 2023

A Kentucky rental contract is a document used for the leasing of residential or commercial property between a landlord and a paying tenant. After the tenant has viewed the property, they will typically have to complete a rental application so the landlord can view their employment, credit, and background information. Once the tenant is approved, a lease should be drafted that includes the negotiated terms of both parties.

Rental Application – Information requested by the landlord to verify the tenant’s information.

Table of Contents

Agreement Types (7)

Standard Residential Lease Agreement – Establishes a tenancy arrangement in which a landlord leases property to a tenant for a fixed term.

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Commercial Lease Agreement – Space that is used for business-related use.

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Month-to-Month Lease Agreement (§ 383.695) – A rental arrangement that has no end date but allows either party to terminate the contract with at least 30 days’ notice.

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Real Estate Commission (KREC) Lease Agreement – A recommended sample lease provided by the State of Kentucky.

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Rent-to-Own Lease Agreement – Standard contract for the renting of residential property with the added choice of being able to buy the premises.

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Room Rental (Roommate) Agreement – Contract between individuals sharing a housing situation wherein each person has their own room with shared responsibility for the common areas.

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Sublease Agreement – For a tenant that is seeking another person to take over space they are leasing from a landlord in order to move elsewhere or take away the burden of payment.

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Required Disclosures (4)

Authorized Access (§ 383.585) – The landlord must describe and mention in the lease individuals allowed onto the property, such as managers, agents, etc.

Lead-Based Paint Disclosure – A law created by the Federal Environmental Protection Agency (EPA) that requires the landlord to provide notice to the tenant about the paint on the property’s interior. Only required for buildings constructed prior to 1978.

Move-in Inspection Form (PDF | MS Word | ODT)  (§ 383.580(2)) – If a security deposit is accepted, the landlord is required to report the pre-existing damage on the property. The tenant should verify the report and sign it.

Security Deposit Receipt (§ 383.580(1)) – If a security deposit is accepted, the landlord must state where the deposit is being held and include the bank’s account number.

Security Deposits

Maximum Amount – There is no limit on how much the landlord may ask from the tenant when authorizing the lease.

Returning (Statute 383.580) – The landlord must return the deposit within sixty (60) days from the termination date. If the tenant does not give the landlord a forwarding address within the said time frame, they may keep the funds.

When is Rent Late? (Grace Period)

Rent is due on the date mentioned in the lease. There is no grace period for tenants, the landlord can charge a penalty and give the notice to quit on the next day (if rent is unpaid).

Late Fees

Maximum Penalty (§ 359.215(3)) – $20 or 20% of the rent amount may be charged to the tenant if rent is late, whichever is greater. The late fee must be mentioned in the lease.

NSF Fee (§ 514.040(4)(b)) – The maximum allowable fee is $50 a landlord may charge for a bad check.

Right to Enter (Landlord)

According to § 383.615, the landlord must give at least two (2) days notice to the tenant before entering the premises for any non-emergency reason.

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