Kentucky · Repairs and Unsafe Conditions

Landlord Won't Make Repairs in Kentucky: What Can I Do?

This is not legal advice. We explain what the law says. We cannot tell you what to do in your situation. For that, talk to a lawyer. Find free legal and rent help in Kentucky.

Think before you call an inspector.

You or a neighbor can ask the city to send a code inspector. Be careful: if the home is in very bad shape, the inspector can condemn it (say no one may live there). Then everyone must move out, you too, sometimes on short notice. Think about where you would go before you call.

Kentucky's landlord repair law only applies in cities and counties that adopted it. Here is what your landlord must fix, how to ask in writing, and what to do if nothing changes.

What your landlord has to fix

  1. Kentucky's landlord repair law, the Uniform Residential Landlord and Tenant Act, is not automatic statewide. Kentucky lets cities, counties, and urban-county governments choose to adopt it. As of April 2025, these places have adopted it: Barbourville, Bellevue, Bromley, Covington, Dayton, Elsmere, Florence, Lexington-Fayette County, Georgetown, and Louisville-Jefferson County. It also applies in Ludlow, Melbourne, Morgantown, Newport, Oldham County, Pulaski County, Shelbyville, Silver Grove, Southgate, Taylor Mill, and Woodlawn.

    Sources:
    1. Repair and Deduct for Rental Housing: adoption list, Kentucky Justice Online. A nonprofit group.
    2. KRS 383.500, Kentucky Legislature. Law.
    Tip.

    Take photos of each problem, with the date. Take more if it gets worse.

  2. Kentucky cities and counties may adopt the Uniform Residential Landlord and Tenant Act. Where adopted, your landlord must keep your plumbing, wiring, heating, cooling, and any appliances provided in good, safe working order. Your landlord must make repairs needed to keep your home fit to live in. Your landlord must keep common areas clean and safe.

    Sources:
    1. KRS 383.595(1), Kentucky General Assembly. Law.
    2. KRS 383.500, Kentucky Legislature. Law.

  3. Kentucky cities and counties may adopt the Uniform Residential Landlord and Tenant Act. Where it is not adopted, your landlord only has to make repairs your lease promises. Look at your lease to see what your landlord agreed to fix.

    Sources:
    1. Repair and Deduct for Rental Housing: places without URLTA, Kentucky Justice Online. A nonprofit group.
    2. KRS 383.500, Kentucky Legislature. Law.

Ask in writing

  1. Kentucky cities and counties may adopt the Uniform Residential Landlord and Tenant Act. Where adopted, ask your landlord to fix the problem in writing, and describe it in detail. Tell your landlord what you will do if nothing changes: end your lease, or fix it yourself and take the cost off your rent. Send the letter by certified mail so you can prove your landlord got it.

    Sources:
    1. Our editorial rules.
    2. FAQ: How do I ask a landlord to make repairs?, Kentucky Justice Online. A nonprofit group.
    3. KRS 383.500, Kentucky Legislature. Law.
    4. KRS 383.625(1), Kentucky Legislature. Law.
    Your landlord can take you to court.

    If you hold back rent, pay less, or take repair costs out of your rent, your landlord can file an eviction case for unpaid rent. If the judge rules for your landlord, you can owe the rent and court costs and have to move out. Your proof matters. Even a case you win can show up when you apply for a new place. Get legal help first.

    Tip.

    Keep a copy of every letter you give your landlord, and keep your mail receipt. Save the texts and emails you send your landlord, and any replies.

If it is still not fixed

  1. Your landlord cannot legally refuse to make repairs that are their job. While you wait, you must keep paying your rent and follow the rest of your lease. Your landlord can still evict you for not paying rent, even if repairs are not done.

    Source:
    1. FAQ: Can my landlord refuse to make repairs after they get the letter?, Kentucky Justice Online. A nonprofit group.

  2. Kentucky cities and counties may adopt the Uniform Residential Landlord and Tenant Act. Where adopted, repair and deduct (fixing the problem yourself and taking the cost off your rent) is one option. One condition is that your landlord fails on purpose to fix a problem serious enough to materially (seriously) affect your health and safety. The repair cost must also be under a limit the law sets.

    Sources:
    1. Our editorial rules.
    2. FAQ: What is repair and deduct?, Kentucky Justice Online. A nonprofit group.
    3. KRS 383.500, Kentucky Legislature. Law.
    4. KRS 383.635(1), Kentucky General Assembly. Law.

  3. Kentucky cities and counties may adopt the Uniform Residential Landlord and Tenant Act. Where adopted, repair and deduct (fixing the problem yourself and taking the cost off your rent) is one option. If your landlord has not fixed it on purpose 14 days after getting your letter, you can do the work yourself or hire someone. You can then take up to $100 or half a month's rent off your next payment, whichever is more. For example, half of $800 rent is $400, so you could take off up to $400.

    Sources:
    1. Our editorial rules.
    2. FAQ: How do I ask a landlord to make repairs? (repair and deduct option), Kentucky Justice Online. A nonprofit group.
    3. KRS 383.500, Kentucky Legislature. Law.
    4. KRS 383.635(1), Kentucky General Assembly. Law.

  4. Kentucky cities and counties may adopt the Uniform Residential Landlord and Tenant Act. Where adopted, repair and deduct (fixing the problem yourself and taking the cost off your rent) has two ways to do the work. If you do the work yourself, keep every receipt for materials you buy. If you hire someone, get an itemized bill (a list of each cost) showing you paid in full. After the work is done, send your landlord a letter with copies of the receipts or bill.

    Sources:
    1. Our editorial rules.
    2. FAQ: How do I do the repair and deduct? (own work), Kentucky Justice Online. A nonprofit group.
    3. KRS 383.500, Kentucky Legislature. Law.
    4. KRS 383.635(1), Kentucky General Assembly. Law.

  5. Kentucky cities and counties may adopt the Uniform Residential Landlord and Tenant Act. Where adopted, you cannot stop paying your rent or put it in a separate account until repairs are made.

    Sources:
    1. FAQ: Can I withhold rent or put the rent into escrow with the court?, Kentucky Justice Online. A nonprofit group.
    2. KRS 383.500, Kentucky Legislature. Law.

  6. In a Kentucky city or county that adopted the Uniform Residential Landlord and Tenant Act, your landlord cannot punish you for reporting a problem. Your landlord cannot raise your rent, cut services, or try to evict you for it. This covers a complaint to a housing code agency about a problem that seriously affects health and safety. It also covers a complaint to your landlord about a repair the law requires. This also protects you if you joined a tenants' union.

    Sources:
    1. KRS 383.705(1), Kentucky General Assembly. Law.
    2. KRS 383.500, Kentucky Legislature. Law.
    Tip.

    If you can pay for it, a private home inspector can check the problems. Their written report and photos help show the conditions.

  7. In a Kentucky city or county that adopted the Uniform Residential Landlord and Tenant Act, a complaint made within the past year counts. The law assumes your landlord is punishing you, unless your landlord proves otherwise. The law does not assume this if you complained after your landlord told you about a rent increase or a cut in services. The protection does not apply if you are behind on rent. It does not apply if fixing the problem means you must move out. It also does not apply if the problem came mainly from careless acts by you, someone in your household, or a guest.

    Sources:
    1. KRS 383.705(2), Kentucky General Assembly. Law.
    2. KRS 383.500, Kentucky Legislature. Law.

Moving out

  1. Some Kentucky cities and counties adopted the Uniform Residential Landlord and Tenant Act. There, you can end your lease if your landlord seriously fails to follow the lease. You can also end it if your landlord breaks the repair law in a way that seriously affects health and safety. Your landlord has 14 days from getting your letter to fix it. If not fixed, your lease ends 30 days after your landlord got your letter. You cannot use this option if you, a family member, or a guest caused the problem on purpose or by being careless.

    Sources:
    1. Our editorial rules.
    2. FAQ: How do I ask a landlord to make repairs? (ending lease option), Kentucky Justice Online. A nonprofit group.
    3. KRS 383.500, Kentucky Legislature. Law.
    4. KRS 383.625(1), Kentucky Legislature. Law.
    Your landlord can sue you for the rent.

    If you move out early because of repairs, your landlord can sue you for the rent up to the end of your lease. If the judge rules for your landlord, you can owe that rent. Your proof matters. Get legal help first.

  2. Kentucky cities and counties may adopt the Uniform Residential Landlord and Tenant Act. Where adopted, you can end your lease faster the second time repairs are not made. If your landlord fails again within 6 months to fix a written repair request, you can end your lease after 14 days. You do not have to wait the usual 30 days.

    Sources:
    1. Our editorial rules.
    2. FAQ: What can I do if my landlord doesn't make the repairs? (second time), Kentucky Justice Online. A nonprofit group.
    3. KRS 383.500, Kentucky Legislature. Law.
    4. KRS 383.625(1), Kentucky Legislature. Law.

Published by Nazanin, November 11, 2026. Sources checked November 13, 2026. Is something on this page wrong or out of date? Tell us.