RESIDENTIAL LEASE AGREEMENT - KENTUCKY
1. Parties and Premises
This Residential Lease Agreement is made on [[Lease Date]] between [[Landlord Legal Name]] and [[Tenant Full Legal Name(s)]] for the dwelling at [[Property Address, Unit, City, KY ZIP]]. The lease is governed by Kentucky rental law, KRS Chapter 383, including URLTA provisions where adopted by local government under KRS 383.500. and applicable local ordinances.
2. Defined Terms
"Premises" includes the dwelling, fixtures, appliances listed in Exhibit A, assigned parking, storage, keys, access devices, and common-area rights granted by the lease. "Rent" means base rent only unless a statute permits another charge to be treated as rent.
3. Term
The term begins [[Start Date]] and ends [[End Date]] unless renewed or terminated under this Lease. Possession begins when Landlord delivers keys and legal access.
4. Renewal and Holdover
No renewal is effective unless signed in writing. A month-to-month continuation may be terminated only by the notice required by law. KRS 383.695 requires 30 days written notice to terminate a month-to-month tenancy in URLTA jurisdictions; local adoption must be verified.
5. Rent
Tenant shall pay monthly rent of [[Monthly Rent]] by [[Rent Due Day]] each month to [[Payment Recipient and Address or Portal]]. Partial acceptance does not waive future rent or a pending notice unless Landlord signs a written waiver.
6. Late Charges and Returned Payments
Late fees must be reasonable, stated in the lease, and allowed by applicable law. Returned-payment charges may not exceed the amount permitted by law and actual banking charges. Late fees are not included in a statutory rent demand unless local law allows them as rent.
7. Security Deposit
Tenant shall pay [[Security Deposit Amount]]. KRS 383.580 requires deposits to be held in a separate account and requires disclosure of the institution and account number; Kentucky has no statewide dollar cap. The deposit secures unpaid rent, damage beyond ordinary wear, cleaning needed to restore move-in condition, and other lawful charges.
8. Deposit Accounting
Landlord shall inspect, itemize deductions, and return the balance according to statute. KRS 383.580 requires an itemized list of claimed damage and gives the tenant an opportunity to inspect; if the tenant does not respond to mailed notice within 60 days, the landlord may remove the deposit from the account. Tenant shall provide a forwarding address in writing.
9. Move-In Inventory
The parties shall complete Exhibit A before or promptly after occupancy, documenting condition, keys, appliances, smoke alarms, carbon monoxide alarms where required, and any preexisting damage.
10. Utilities and Services
Tenant shall pay [[Tenant-Paid Utilities]] and Landlord shall pay [[Landlord-Paid Utilities]]. Shared-meter or allocated billing formulas must be disclosed in writing before charges are imposed.
11. Occupants and Guests
Only Tenant and [[Approved Occupants]] may reside at the Premises. Guests staying more than [[Guest Limit]] without consent may be treated as unauthorized occupants.
12. Residential Use
The Premises may be used only as a private residence. Tenant may not conduct unlawful activity, create nuisance, overload utilities, or violate occupancy limits.
13. Pets and Assistance Animals
Pets are governed by [[Pet Terms]]. Assistance animals required by fair-housing law are not pets and may not be subjected to pet rent or pet deposits solely because of assistance-animal status.
14. Smoking and Cannabis
Smoking, vaping, and cannabis use are governed by [[Smoking Policy]]. Tenant remains responsible for odor, residue, fire risk, and legal compliance.
15. Parking and Vehicles
Tenant may use [[Parking Spaces]]. Vehicles must be operable, registered, and parked only in authorized areas. Towing requires any notice required by state and local law.
16. Landlord Maintenance
Landlord shall comply with applicable building and housing codes, maintain common areas, and make repairs required by law. Statutory obligations include Kentucky rental law, KRS Chapter 383, including URLTA provisions where adopted by local government under KRS 383.500..
17. Tenant Maintenance
Tenant shall keep the Premises clean and safe, use systems properly, dispose of waste, replace ordinary consumables, avoid damage, and promptly report repair needs.
18. Repair Requests
Routine requests must be sent to [[Repair Contact]]. Emergency conditions threatening life, safety, or major property damage must be reported immediately by [[Emergency Procedure]].
19. Landlord Entry
KRS 383.615, in URLTA jurisdictions, requires at least two days notice for entry except emergencies or impracticability, and entry only at reasonable times.
20. Alterations and Locks
Tenant shall not paint, alter, install fixtures, add satellite equipment, or change locks without written consent except where law gives Tenant a specific lock-change right.
21. Insurance
Tenant is encouraged and, if selected in [[Insurance Requirement]], required to maintain renters insurance. Landlord insurance does not cover Tenant personal property.
22. Rules and Association Documents
Tenant shall comply with attached rules and any homeowners or condominium association rules delivered to Tenant, provided they do not waive nonwaivable statutory rights.
23. Lead-Based Paint
For housing built before 1978, Landlord shall provide the EPA pamphlet, known lead disclosures, and the federal lead warning statement before lease execution under 42 U.S.C. 4852d.
24. Required State Disclosures
Lead-based paint disclosure for pre-1978 housing under 42 U.S.C. 4852d; security deposit account disclosure under KRS 383.580; local URLTA adoption should be stated.
25. Default for Nonpayment
KRS 383.660, in URLTA jurisdictions, permits termination if rent is unpaid and the tenant does not pay within seven days after written notice.
26. Default for Other Breach
KRS 383.660 permits a 14-day cure notice for material noncompliance, with termination at least 30 days after notice if not cured.
27. No Self-Help Eviction
Landlord shall not lock out Tenant, remove doors, shut off essential services, seize exempt property, or otherwise recover possession except through lawful process.
28. Abandonment
If Tenant abandons the Premises, Landlord may retake possession and handle personal property only as permitted by state law and any lease provision that is enforceable.
29. Damage, Casualty, and Rent Abatement
If fire, casualty, or government order materially impairs habitability and was not caused by Tenant, rent abates to the extent required by law and either party may terminate if repair is impracticable.
30. Condemnation
If all or a material part of the Premises is taken by eminent domain, this Lease terminates as to the affected portion and rent is equitably adjusted.
31. Assignment and Subletting
Tenant may not assign the Lease or sublet without written consent. Consent to one transfer is not consent to another. Tenant remains liable unless released in writing.
32. Surrender
At move-out Tenant shall return keys, remove personal property, clean the Premises, repair tenant-caused damage, and leave forwarding contact information.
33. Notices
Notices must be in writing and delivered to the addresses in this Lease or any updated notice address. Statutory notices must be served by a legally sufficient method.
34. Joint and Several Liability
Each Tenant is jointly and severally liable for rent, damages, and all lease obligations.
35. Subordination and Estoppel
This Lease is subordinate to existing and future mortgages. Tenant shall sign a commercially reasonable estoppel certificate within [[Response Period]] after request.
36. Fees and Attorney Fees
Court costs, attorney fees, and collection charges are recoverable only to the extent permitted by the lease and applicable law.
37. Waiver and Severability
A waiver must be written. Invalid provisions are severed; enforceable provisions remain in effect.
38. Entire Agreement
This Lease, exhibits, disclosures, and signed addenda are the entire agreement. Amendments must be written and signed.
39. Governing Law
This Lease is governed by Kentucky law and any applicable local ordinance where the Premises is located.
40. Servicemembers
A qualified servicemember may have termination rights under the federal Servicemembers Civil Relief Act, 50 U.S.C. 3955.
41. Domestic Violence and Fair Housing
The parties shall comply with applicable fair-housing, disability-accommodation, and domestic-violence protections. Lease terms may not be enforced in a discriminatory manner.
42. Exhibits
Exhibit A Move-In Condition Report; Exhibit B Rules; Exhibit C Lead-Based Paint Addendum if applicable; Exhibit D State and Local Disclosures; Exhibit E Special Terms.
43. Signatures
Landlord: _________________ Date: _______
Tenant: _________________ Date: _______
Tenant: _________________ Date: _______
Primary sources as of 2026-06: Kentucky rental law, KRS Chapter 383, including URLTA provisions where adopted by local government under KRS 383.500.; KRS 383.580; federal lead disclosure at 42 U.S.C. 4852d; Servicemembers Civil Relief Act, 50 U.S.C. 3955.
> Template - not legal advice. Verify current Kentucky statutes, local ordinances, court rules, and required disclosures before use.
