Eviction Process in Kentucky
The eviction process in Kentucky depends upon which county the property is located in (not the county that the landlord is located in). Some of the counties use the “uniform residential landlord and tenant act.” They also use laws for “forcible entry and detainer” located in the Kentucky revised statutes. These counties currently are Barboursville, Bellevue, Bromley, Covington, Dayton, Florence, Lexington-Fayette County, Georgetown, Louisville-Jefferson County, Ludlow, Melbourne, Newport, Oldham, Pulaski, Shelbyville, Silver Grove, Southgate, Taylor Mill, and Woodlawn Counties
In these counties the landlord serves a seven-day eviction notice if the eviction is for nonpayment of rent. The notice gives the tenant seven days to catch up the back rent and states that they will be evicted if they do not. If the notice is for another problem such as a lease violation, the landlord uses a 14 day eviction notice. The tenant must resolve the problem within 14 days or move out. If the tenant is a month to month (tenant at will) tenant the landlord gives them a 30 day eviction notice.
For all counties other than the ones listed above, the landlord gives a 30 day eviction notice or the time used in the lease itself. The notice is served by hand delivering it to the tenant or another adult resident or using tack service (tacking it someplace conspicuous on the unit).
The eviction notice you receive from your landlord is controlled by your state landlord tenant laws rather than your residential lease agreement. This is also true for the eviction process. While your rental agreement form states when your lease begins and ends, it doesn’t usually contain information about eviction notice processes. Rental laws derive from the landlord tenant rules (state statutes) Eviction procedures vary widely around the country, just like eviction rules. All the names at the bottom of the page are various names for eviction notices or lease ending notices. However, they are used to accomplish different purposes. For this reason, it is crucial to examine the notice you get from your landlord carefully. Ask yourself “What is it that the landlord is trying to accomplish with this notice? What is it that I am supposed to do?”
Eviction Process in Kentucky
After the notice period, if the tenant is still there, the landlord files a forcible detainer suit in the small claims court where the property is. The court clerk will set a trial date and will have the local sheriff deliver the writ of forcible detainer to the tenant which gives the tenant all the information about the basis of the eviction and where and when to appear in court.
If the landlord does not show up at court the tenant wins. If the tenant does not show up at court the landlord gets a summary judgment. At the trial each side presents all their evidence such as leases, rent receipts, eviction notices, and witnesses. The judge then rules on the case. If the tenant wins they return to good tenant status. If the landlord wins the judge gives the tenant a week or so to move out or to appeal.
At the expiration of that week, if the tenant is still in possession, the landlord must request a warrant of possession from the court, also called a “ Set Out” warrant. The judge issues that and it is posted on the property by the Sheriff. Shortly thereafter the Sheriff and the landlord execute the set out to remove the tenant and their property.
This returns possession to the landlord but does not deal with money damages. The landlord must file another action in order to obtain any back rent or money damages which the tenant owes the landlord.
Most states require that evictions occur for only a few reasons that are defined in the state’s Landlord-Tenant statutes. You can download the statutes for your state from this website. The book “How to Stop an Eviction” has chapters on contents of notices and types of notices. If the notice you receive does not contain the correct information, you can get your eviction action cancelled. To obtain those chapters go here.
How the notice is served on you is very important. States have different notice requirements, defined by the state statutes. You can download your state statutes from this website. If the notice was given to you improperly, you can get your eviction action cancelled. The book “How to Stop an Eviction” has a chapter on serving the notice so you can see if you were served properly. To obtain the chapter, go here.
After the notice period, the landlord summons the tenant to court. The summons must meet state standards for content and timing. The state standards can be downloaded from this website. The book “How to Stop an Eviction” has a chapter on contents of the summons so you can verify that the summons contained the correct information. If it does not, you may be able to get the eviction dismissed. To get access to that information, go here.
How the summons is served is important in the tenant’s defense. Many states require that the summons notice be served by someone other than the landlord. The service is often done improperly. In the book “How to Stop an Eviction” there is a section on contesting service of the summons. To get that information, go here.
It is also important that the tenant respond properly to the summons with the correct information to use at trial. There is an extensive chapter in the book “How to Stop an Eviction” showing the tenant how and where to research to determine problems with the landlord’s position. The response to the summons is where that research is entered. The chapter contains over 200 defenses to the eviction. To get access to the information, go here.
In the book “How to Stop an Eviction” there are two chapters relating to the trial. One chapter focusses on preparing for the trial, organizing the information and preparing it to be summarized and presented quickly. The other chapter is on trial strategy. Knowing what information to bring up and when is crucial to the tenant winning. To get access to that information, go here.
If the tenant loses at trial, there are still an additional 9 ways to either win or stall the eviction, sometimes for months. To get access to that information, go here.
Other Useful Information Below
1) Types of tenancies
The notices that you get from your landlord are based on the type of tenant you are. The landlord is required to know what type of tenant you are and to give you the proper notice. If they give you the wrong type of notice, you can often get your eviction action dismissed. To figure out which type of tenant you are, click on this type of tenancy for a quick analysis.
2) Bad mistakes that landlords make that can get them sued.
Click on the links below to see a quick summary of the problem
Health and safety Violations
Violations of Quiet Enjoyment
Unfair or Deceptive Trade Practices
3) Getting the laws of your state
This summary information is provided with the understanding that it is subject to errors, omissions and misstatements. State laws are updated frequently and the most up to the minute information is contained in your state’s statutes.
It is important that you obtain the laws of your state and completely review them. We have a link on this website for you to obtain your state’s laws. To get your state’s laws, go to the home page of this site, and look at the top menu for the state laws. Click on the dropdown menu and then click on your state. You will get a link where you can download your state’s laws.
See paragraph above for context of the notices below. The paragraph begins “The eviction Notice”.
Letter of Eviction Notice
3 Day Notice to Quit
Landlord 30 Day Notice
3 Day Eviction
30 Day Eviction
3 day Eviction Notice
3 Day Notice of Eviction
Tenant Notice to Vacate
Notice to Tenant to Vacate
End Tenancy Letter
30 day Notice of Eviction
Notice to Vacate letter
3 Day Notice to Vacate
Notice to Tenants
Letter of Eviction
30 Day Notice to Vacate
Lease termination letter
Notice to Evict letter
Notice to Vacate
Notice For Eviction
Notice to End Lease
For the eviction process in other states, click the link below