Kentucky Notice to Cure or Quit (14-Day URLTA Material Noncompliance / Lease-Term Non-URLTA)

Kentucky Notice to Cure or Quit (Material Noncompliance)

Table of Contents

1. Jurisdictional Track Selector
2. URLTA Adopting Jurisdictions
3. Notice (URLTA — 14-Day Cure or Quit)
4. Notice (URLTA — 14-Day No-Cure for Repeat Violation)
5. Notice (Non-URLTA — Lease-Based Cure or Quit)
6. Service and Proof of Service
7. Drafting the "Acts or Omissions" Description
8. Tenant Defenses to Anticipate
9. Sources and References

1. Jurisdictional Track Selector

2. URLTA Adopting Jurisdictions

3. Notice (URLTA — 14-Day Cure or Quit)

3.1 Caption

3.2 Notice Text

TO: [TENANT NAME(S)] AND ALL OTHERS IN POSSESSION

YOU ARE HEREBY NOTIFIED, pursuant to KRS § 383.660(1), that you are in material noncompliance with the rental agreement and/or KRS § 383.605 (tenant obligations) for the premises located at [PROPERTY ADDRESS], [CITY], [COUNTY] County, Kentucky, by reason of the following acts or omissions:

YOU ARE FURTHER NOTIFIED that, to avoid termination of the rental agreement, you must REMEDY the breach(es) described above on or before [__/__/____] (not less than fourteen (14) days from your receipt of this Notice). Specifically, you must:

If the breach is not remedied within fourteen (14) days of receipt of this Notice, your rental agreement shall TERMINATE on [__/__/____] (the 15th day, or such later day specified by the Landlord, but not less than 14 days from receipt). Thereafter, the Landlord will commence a Forcible Detainer Action under KRS § 383.200 et seq. in the District Court of [____] County and pursue all remedies available at law and in equity.

This Notice is given without waiver of any other breach, past or future. The Landlord reserves the right to recover damages, costs, and attorney's fees as authorized by law or the lease.

3.3 Signature Block

4. Notice (URLTA — 14-Day No-Cure for Repeat Violation)

4.1 Notice Text

TO: [TENANT NAME(S)]

YOU ARE HEREBY NOTIFIED, pursuant to KRS § 383.660(1), that on [__/__/____] you committed an act of noncompliance substantially the same as the noncompliance previously described in the Landlord's Notice of Material Noncompliance dated [__/__/____], a true copy of which was served upon you and is incorporated herein by reference.

Because this is a substantially similar repeat breach within six (6) months, NO FURTHER OPPORTUNITY TO CURE IS REQUIRED OR PROVIDED. Pursuant to KRS § 383.660(1), the rental agreement is TERMINATED effective [__/__/____] (a date not less than fourteen (14) days after your receipt of this Notice).

You must vacate the premises and deliver possession to the Landlord on or before that date. Failure to do so will result in the filing of a Forcible Detainer Action under KRS § 383.200 et seq.

5. Notice (Non-URLTA — Lease-Based Cure or Quit)

5.1 Notice Text

TO: [TENANT NAME(S)]

YOU ARE HEREBY NOTIFIED that you are in default under Section [____] of your rental agreement dated [__/__/____] for the premises at [ADDRESS], [COUNTY] County, Kentucky, by reason of:

DEMAND IS MADE that you cure the breach on or before [__/__/____] (a period of [____] days as provided in the lease / as is reasonable). If the breach is not cured by that date, the lease shall be terminated and possession demanded; thereafter the Landlord will file a Forcible Detainer Complaint under KRS § 383.200 et seq.

6. Service and Proof of Service

6.1 Methods

☐ Personal hand-delivery to tenant
☐ Certified mail, return receipt requested
☐ Conspicuous posting at the premises and first-class mail (only after attempted personal service)

6.2 Certificate of Service

I, [NAME], declare under penalty of perjury under Kentucky law that I served the foregoing Notice on [TENANT NAME(S)] on [__/__/____] at [___ : ___ ☐ a.m. ☐ p.m.] by:

☐ Personal delivery
☐ Certified mail, USPS tracking [____________________]
☐ Posting and first-class mail

7. Drafting the "Acts or Omissions" Description

To withstand challenge at the FED hearing and on appeal de novo to Circuit Court (CR 72), the breach description should:

1. Identify the lease provision or statute allegedly breached (cite section number).
2. State specific facts — date, time, place, conduct — not legal conclusions.
3. Describe the remedy required with enough specificity that a reasonable tenant could comply.
4. Avoid characterizing protected activity (complaints to code enforcement, tenant-organizing, fair-housing complaints) — these will trigger retaliation defenses under KRS § 383.705.

Common URLTA bases (KRS § 383.605, § 383.610):

• Failure to keep premises clean and safe
• Failure to dispose of garbage in a clean and safe manner
• Misuse of plumbing, electrical, or HVAC fixtures
• Damage caused intentionally or by negligence
• Disturbance of neighbors' peaceful enjoyment
• Unauthorized occupants, pets, or business use
• Unauthorized alterations
• Threatening, intimidating, or violent conduct toward landlord, agents, or other tenants

8. Tenant Defenses to Anticipate

• No material noncompliance: the alleged breach is trivial or technical, or has been waived by acceptance of conduct over time.
• Already cured: tenant tendered cure within the 14-day window; acceptance of cure waives the breach.
• Defective notice: ambiguous description; missing remedy; wrong cure period; service defects under KRS § 383.560.
• Retaliation (URLTA): KRS § 383.705 creates a presumption of retaliation when an eviction is brought within one (1) year after the tenant complained to code enforcement, complained to the landlord under KRS § 383.595, or joined a tenants' union.
• Discrimination: KRS § 344.360 (state) and 42 U.S.C. § 3601 et seq. (FHA).
• Habitability cross-claim (URLTA): breach is caused or excused by landlord's failure under KRS § 383.595.
• Security-deposit / setoff: KRS § 383.580.
• Self-help bar / illegal eviction: KRS § 383.655 (three months' rent + fees).

9. Sources and References

• KRS § 383.500–§ 383.715 (URLTA) — apps.legislature.ky.gov
• KRS § 383.560 (URLTA notice; service and delivery)
• KRS § 383.595 (landlord maintenance obligations)
• KRS § 383.605 (tenant obligations)
• KRS § 383.610 (rules and regulations)
• KRS § 383.625 (tenant remedies for landlord breach)
• KRS § 383.655 (self-help eviction prohibition)
• KRS § 383.660 (tenant noncompliance; 14-day cure / 7-day rent notice)
• KRS § 383.705 (retaliation)
• KRS § 383.200 et seq. (forcible entry & detainer)
• KRS § 344.360 (Kentucky Civil Rights Act — housing)
• Louisville-Jefferson County Metro and Lexington-Fayette URLTA adoption ordinances
• Kentucky Court of Justice forms: AOC-216, AOC-217 — kycourts.gov
• Miles v. Shauntee, 664 S.W.2d 512 (Ky. 1983)