Kentucky Residential Lease Agreement

This Residential Lease Agreement (the "Lease") is made on [[Lease Date]] by and between [[Landlord Full Legal Name(s)]] ("Landlord") and [[Tenant Full Legal Name(s)]] (jointly and severally, "Tenant"). Landlord leases to Tenant, and Tenant leases from Landlord, the Premises described below on the terms set forth herein.

Governing Law Note: Kentucky residential landlord-tenant relationships are governed by KRS Chapter 383. The Uniform Residential Landlord and Tenant Act (URLTA, KRS 383.500, 383.715) applies in Louisville/Jefferson County and Lexington-Fayette Urban County. In all other areas, common law and other provisions of KRS Chapter 383 apply. The parties should confirm which regime governs the Premises and comply accordingly. Security deposit handling, habitability, notice requirements, and tenant remedies differ between URLTA and non-URLTA jurisdictions., -

1. Premises

Landlord leases to Tenant the residential dwelling located at:

[[Street Address]]
[[City]], Kentucky [[ZIP Code]]
County: [[County Name]] (the "Premises")

The Premises include the dwelling unit and any attached garage, storage, and appurtenances identified in writing. Tenant has examined the Premises (or has had the opportunity to do so) and accepts it in its present condition except as noted on the attached Move-In Inventory & Condition Checklist (Exhibit A).

Assigned Parking (if any): [[Space Number(s) or "None"]]
Storage (if any): [[Location or "None"]]
Furnishings / Appliances Included: [[List or "Unfurnished except for standard appliances"]]

The Premises shall be used and occupied only as a private residence by Tenant and the authorized occupants listed in Section 8. No business or commercial activity is permitted without Landlord's prior written consent., -

2. Term

Lease Term: [[Fixed Term Length, e.g., 12 months]] beginning on [[Lease Start Date]] (the "Commencement Date") and ending on [[Lease End Date]] at 11:59 p.m., unless sooner terminated or extended as provided herein.

If Landlord is unable to deliver possession on the Commencement Date due to causes beyond Landlord's reasonable control, Rent shall abate until possession is delivered. If delivery is delayed more than [[Delay Cap, e.g., 14]] days, Tenant may terminate this Lease by written notice and receive a full refund of any prepaid amounts.

Upon expiration of the initial Term, if Tenant remains in possession with Landlord's consent and no new written agreement is executed, the tenancy shall convert to a month-to-month tenancy on the same terms, terminable by either party upon proper written notice under Kentucky law (typically 30 days for month-to-month in non-URLTA areas; confirm locally)., -

3. Rent

Tenant shall pay monthly Rent of $[[Monthly Rent Amount]], due in advance on the [[Rent Due Day, e.g., 1st]] day of each month without demand, deduction, or offset.

Payment Method: [[Cash / Personal check / Cashier's check / Money order / Electronic funds transfer / Online portal, specify instructions]] payable to [[Payable To Name]] at [[Payment Address or Portal Details]].

First Month's Rent: $[[Amount]] (due upon execution or as otherwise agreed).

Prorated Rent (if any): For any partial first or last month, Rent shall be prorated on a 30-day basis.

Acceptance of a late or partial payment does not constitute a waiver of any default or of Landlord's right to enforce the Lease or pursue remedies., -

4. Late Fees and Returned Payments

Rent is late if not received by Landlord on or before the [[Grace Period, e.g., 5th]] of the month (or the next business day if the due date falls on a weekend or holiday).

If Rent is late, Tenant shall pay a late fee of $[[Late Fee Amount or Percentage, e.g., $50 or 5% of monthly rent]]. Late fees must be reasonable. Landlord will specify the exact late fee in writing.

A fee of $[[NSF / Returned Payment Fee]] applies to any payment returned for insufficient funds, closed account, or other reason. Landlord may require future payments by cashier's check or electronic means after a returned payment., -

5. Security Deposit

Security Deposit Amount: $[[Security Deposit Amount]]

Kentucky Law (KRS 383.580): Landlord shall deposit all security deposits in a separate account used only for that purpose in a bank or lending institution regulated by the Commonwealth of Kentucky or the United States. Landlord shall inform Tenant in writing of the name and address of the depository and the account number. Failure to maintain the deposit in a qualifying separate account may result in Landlord forfeiting the right to retain any portion of the deposit.

Initial Damage List: Before accepting the security deposit, Landlord shall provide Tenant a written listing of all existing damage to the Premises and the estimated cost to repair each item. Tenant shall have the opportunity to inspect and note any additional items or disagreements on the list. Both parties shall sign the initial list. A copy will be attached as part of Exhibit A.

Final Inspection and Return: Within a reasonable time after Tenant vacates (no later than thirty (30) days after Tenant provides a forwarding address in writing), Landlord shall either return the deposit in full or provide Tenant an itemized written statement of any deductions together with supporting receipts, invoices, or estimates for amounts over a de minimis threshold. Deductions are limited to: (a) unpaid Rent; (b) damage to the Premises beyond ordinary wear and tear; and (c) cleaning necessary to return the Premises to the condition documented on the initial list (ordinary wear excepted).

If Landlord fails to provide the initial and final damage listings or fails to deposit the funds in a qualifying separate account, Landlord may not be entitled to retain any portion of the security deposit.

Tenant may not apply the deposit as the last month's Rent without Landlord's prior written consent., -

6. Utilities and Services

Tenant shall pay for: [[Electricity / Gas / Water / Sewer / Trash / Internet / Cable / Other, list all Tenant-paid]]

Landlord shall pay for: [[List Landlord-paid utilities or "None"]]

Tenant shall place all Tenant-paid utilities in Tenant's name effective on the Commencement Date and shall maintain service without interruption. Landlord is not liable for interruptions caused by utility providers or circumstances beyond Landlord's reasonable control. Tenant shall not allow utilities to be disconnected while occupying the Premises., -

7. Occupants and Guests

The Premises shall be occupied only by the following authorized persons:
[[Tenant Full Legal Name(s) and all listed household members]]

Maximum Number of Occupants: [[Number]]

Any guest staying more than [[Guest Stay Limit, e.g., 14 consecutive days or 30 total days in any calendar year]] without Landlord's prior written consent shall be considered an unauthorized occupant and a material breach of this Lease. Tenant is responsible for the conduct of all guests and occupants., -

8. Use of Premises; Quiet Enjoyment; Compliance with Law

Tenant shall use the Premises only as a private residence. Tenant shall not engage in or permit any illegal activity on or about the Premises. Tenant shall comply with all applicable laws, ordinances, HOA rules, and the Rules and Regulations attached as Exhibit B (if any).

Tenant shall not create a nuisance or disturb the peaceful enjoyment of neighbors. Tenant shall not conduct any business that generates customer traffic, signage, or deliveries without Landlord's prior written consent., -

9. Pets and Assistance Animals

Pet Policy: [[No pets / One dog or cat under 40 lbs with additional pet rent or deposit / Other, specify in detail]]

No animal is permitted without Landlord's prior written consent except a qualified assistance animal that must be permitted under the Fair Housing Act or other applicable law. Tenant shall provide documentation upon request. Tenant is fully responsible for any damage, noise, odor, waste, or injury caused by any animal on the Premises, whether authorized or not., -

10. Smoking

Smoking Policy: [[No smoking of any kind inside the dwelling or within 25 feet of entrances / Smoking permitted only in designated outdoor areas / Other]]

Tenant is responsible for all damage caused by smoking, including but not limited to staining, odor remediation, and HVAC cleaning., -

11. Parking and Vehicles

Only operable, registered, and insured vehicles may be parked in assigned spaces. Inoperable vehicles, vehicles without current tags, or vehicles parked in unauthorized areas or blocking access may be towed at the vehicle owner's expense after any notice required by law.

Parking Rules: [[e.g., "No more than 2 vehicles; guest parking limited to 48 hours; no commercial vehicles over 1 ton without prior approval"]], -

12. Maintenance, Landlord Obligations

Landlord shall maintain the Premises in a habitable condition in compliance with applicable building and housing codes. Landlord shall keep in good repair the structural components, roof, exterior, plumbing, electrical, heating, and cooling systems, and any appliances provided by Landlord. Landlord shall comply with KRS 383.595 (or URLTA equivalent) regarding maintenance obligations.

Landlord shall make requested repairs within a reasonable time after written notice from Tenant, except in emergencies where Landlord shall act promptly., -

13. Maintenance, Tenant Obligations

Tenant shall:

1. Keep the Premises clean, sanitary, and free from hazards and excessive clutter.

2. Properly use all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances in the Premises.

3. Dispose of all rubbish, garbage, and other waste in a clean and sanitary manner.

4. Keep all plumbing fixtures clean and free from obstruction.

5. Replace HVAC filters, light bulbs, smoke detector batteries, and similar consumables as needed.

6. Promptly notify Landlord in writing of any needed repairs, dangerous conditions, or water leaks.

7. Not destroy, deface, damage, impair, or remove any part of the Premises.

Tenant shall be responsible for the cost of repairing damage caused by Tenant's negligence, misuse, or that of Tenant's guests or pets, beyond ordinary wear and tear., -

14. Repair-and-Deduct (Where Available)

In jurisdictions where URLTA applies (Louisville/Jefferson County and Lexington-Fayette), after providing Landlord written notice of a condition that renders the Premises uninhabitable or in material noncompliance with the Lease or code, and after Landlord fails to remedy within the statutory period, Tenant may have the right to have the condition corrected and deduct the reasonable cost from Rent, subject to the limits and procedures in KRS 383.630 or applicable law. Tenant should consult the statute and an attorney before exercising this remedy. This right may not be available in non-URLTA areas., -

15. Alterations; Fixtures; Locks

Tenant shall not make alterations, additions, or improvements, paint, or install fixtures, antennas, or satellite equipment without Landlord's prior written consent. Any approved alterations become Landlord's property upon installation unless the parties agree otherwise in writing.

Tenant shall not change or add locks without providing Landlord a key or access code immediately. Unauthorized lock changes are a material breach., -

16. Landlord's Right of Entry

Landlord may enter the Premises:

• In case of emergency (no notice required)

• To make necessary or agreed repairs, decorations, alterations, or improvements

• To supply necessary or agreed services

• To exhibit the Premises to prospective or actual purchasers, mortgagees, tenants, workmen, or contractors

• To inspect for compliance with the Lease and law

Except in emergencies, Landlord shall give Tenant at least [[24 / 48]] hours' reasonable notice (oral or written) and shall enter during reasonable hours (typically 9 a.m., 6 p.m. or as otherwise agreed). Tenant shall not unreasonably withhold consent to Landlord's entry for lawful purposes., -

17. Renter's Insurance and Liability

Tenant shall maintain renter's insurance with personal liability coverage of at least $[[Renter's Insurance Minimum, e.g., 100000]] throughout the Term and shall provide proof of coverage to Landlord upon request. Landlord's insurance does not cover Tenant's personal property or liability.

Each party waives any right of recovery against the other to the extent of insurance proceeds received.

Except to the extent caused by Landlord's negligence or violation of law, Tenant assumes all risk of loss or damage to Tenant's property and shall indemnify and hold Landlord harmless from claims arising from Tenant's use of the Premises or the acts or omissions of Tenant, occupants, or guests., -

18. Default and Remedies

Tenant is in default if Tenant:

• Fails to pay Rent when due and fails to cure within any applicable notice period

• Materially breaches any other term of this Lease and fails to cure within any applicable notice period (14 days for curable breaches under KRS 383.660 in many cases)

• Abandons or vacates the Premises

• Assigns or sublets without consent

• Provides materially false information on the application or in this Lease

• Engages in illegal activity on or about the Premises

Upon default, Landlord may serve the appropriate written notice under KRS 383.660 (7-day pay-or-quit for nonpayment; 14-day cure-or-quit or unconditional quit for other breaches) and may pursue all remedies available at law or in equity, including termination of the Lease, recovery of possession through forcible detainer, recovery of unpaid Rent, damages, costs, and attorney fees.

Landlord shall not engage in self-help eviction (lockouts, utility shutoffs, removal of property). Such actions are illegal and may subject Landlord to liability., -

19. Abandonment and Personal Property

If Tenant abandons the Premises or is absent for a period of time that reasonably indicates intent to abandon (while Rent is unpaid), Landlord may take possession and dispose of any personal property left behind only as permitted by Kentucky law after any required notice. Tenant waives all claims to abandoned property to the maximum extent permitted by law., -

20. Holdover

If Tenant remains in possession after the Term without Landlord's written consent, Tenant shall be a holdover tenant. Tenant shall pay holdover rent of $[[Holdover Daily Rate or Multiple of Rent]] per day (or such higher amount as permitted by law) plus all actual damages suffered by Landlord. Landlord may immediately pursue eviction and all other remedies., -

21. Surrender

At the end of the tenancy, Tenant shall:

1. Remove all personal property and trash.

2. Return all keys, access devices, and remote controls.

3. Leave the Premises clean and in the same condition as documented on the initial Move-In Checklist (ordinary wear and tear excepted).

4. Provide a written forwarding address for deposit accounting.

5. Have all utilities in Tenant's name transferred or canceled effective on the surrender date., -

22. Casualty and Condemnation

If the Premises is damaged by fire or other casualty not caused by Tenant and is rendered uninhabitable, Rent shall abate for the affected portion. If the Premises cannot be restored within a reasonable time (e.g., [[90]] days), either party may terminate by written notice. If condemnation occurs, this Lease terminates as to the taken portion and Rent is adjusted accordingly., -

23. Assignment and Subletting

Tenant shall not assign this Lease or sublet the Premises or any part thereof without Landlord's prior written consent, which may be withheld in Landlord's sole discretion. Any attempted assignment or sublease without consent is void and a material breach., -

24. Notices

All notices required or permitted under this Lease shall be in writing and shall be deemed delivered when personally delivered, or three (3) days after mailing by certified mail, return receipt requested, or one (1) business day after deposit with overnight courier, to the addresses set forth above (or to such other address as a party designates in writing). Notice to one Tenant is notice to all Tenants., -

25. Waiver; Severability; Entire Agreement

No waiver of any breach shall be a waiver of any other or subsequent breach. If any provision is held invalid, the remainder shall continue in full force. This Lease, including all exhibits and addenda, constitutes the entire agreement and supersedes all prior negotiations and representations. It may be amended only by a written instrument signed by both parties., -

26. Governing Law and Venue

This Lease shall be governed by the laws of the Commonwealth of Kentucky. Venue for any action shall lie in the District Court of the county where the Premises is located (or such other court as required by law)., -

27. Attorney Fees

In any action or proceeding arising out of this Lease, the prevailing party shall be entitled to recover reasonable attorney fees and costs from the other party to the extent permitted by Kentucky law., -

28. Servicemembers Civil Relief Act

A Tenant who enters military service or receives qualifying military orders may have rights to terminate this Lease early under the federal Servicemembers Civil Relief Act (50 U.S.C. § 3955) upon proper written notice and documentation., -

29. Domestic Violence Protections

A Tenant who is a victim of domestic violence, sexual assault, stalking, or human trafficking may have rights to early termination or other protections under applicable federal and Kentucky law upon providing the required documentation to Landlord., -

30. Disclosures

Lead-Based Paint (pre-1978 dwellings): If the Premises was built before 1978, the federal lead-based paint disclosure and EPA pamphlet are attached or have been provided.

Other Required Disclosures: Landlord has provided or will provide all disclosures required by Kentucky law, including the Seller's Disclosure of Property Condition if this is a sale-leaseback or other context requiring it, and any flood or other hazard disclosures.

Move-In / Move-Out Checklist: Attached as Exhibit A.

Rules and Regulations: Attached as Exhibit B (if any).

Additional Disclosures: [[List any other, e.g., shared meter disclosure, known death on premises within 3 years, radon, mold, etc.]], -

31. Counterparts; Electronic Signatures

This Lease may be executed in counterparts and by electronic signature (DocuSign, Adobe Sign, or similar platforms). Electronic signatures shall have the same force as original ink signatures., -

32. Joint and Several Liability

Each person signing as Tenant is jointly and severally liable for all obligations under this Lease., -

33. Time of Essence

Time is of the essence with respect to all dates and deadlines in this Lease., -

34. Additional Terms

[[Insert any property-specific terms, addenda references, or negotiated provisions here. If none, state "None."]], -

35. Signatures

LANDLORD

Landlord Signature: _______________________________ Date: [[Date]]
Printed Name / Title: [[Landlord or Authorized Signatory Name and Title]]

Landlord Signature (if applicable): _______________________________ Date: [[Date]]
Printed Name: [[Co-Landlord or Entity Signatory]]

TENANT

Tenant Signature: _______________________________ Date: [[Date]]
Printed Name: [[Tenant Full Legal Name]]

Tenant Signature: _______________________________ Date: [[Date]]
Printed Name: [[Additional Tenant Full Legal Name]], -

Exhibits

Exhibit A, Move-In Inventory & Condition Checklist (with initial damage list and photos if used)
Exhibit B, Rules and Regulations (if any)
Exhibit C, Lead-Based Paint Disclosure and Pamphlet (if applicable)
Exhibit D, Other Addenda: [[List any pet addendum, parking agreement, guarantor agreement, etc.]], -

Sources and Compliance

• KRS Chapter 383 (Landlord and Tenant), including KRS 383.580 (security deposits), KRS 383.660 (noncompliance and notices), KRS 383.595 (landlord maintenance obligations)
• KRS 383.500, 383.715 (URLTA, applicable only in Louisville/Jefferson County and Lexington-Fayette)
• KRS Chapter 344 (Kentucky Civil Rights Act)
• Federal Fair Housing Act and Servicemembers Civil Relief Act

As of June 2026. Laws and local court practices change. This template must be reviewed for the specific Premises location and current statutes before use.

> ⚠️ Template example, not professional legal advice. This is a sample residential lease agreement for workflow purposes. Every tenancy involves unique facts. The parties should consult a Kentucky-licensed attorney, confirm which statutes apply (URLTA vs. non-URLTA), and verify all figures, notice periods, and required disclosures against current primary sources. The user assumes full responsibility for compliance., -

End of Kentucky Residential Lease Agreement Template