Kentucky Landlord Responsibility Statement

Effective Date: November 1, 2025
Jurisdiction: State of Kentucky
Applies To: All landlords, property managers, agents and listing entities using Tentunit to list residential rental properties (including student‐housing, young-professional, and conventional rentals) in Kentucky.

1. Purpose

This Statement sets forth the operational, legal, and ethical obligations that landlords must meet when listing properties via Tentunit in Kentucky. Use of the Tentunit platform constitutes the landlord’s acceptance of and agreement to comply with this Statement, the Tentunit Terms of Service, Payment Terms, Fair Housing & Equal Access Policy, and all applicable federal, state and local laws. This document is not legal advice; landlords should consult counsel for full compliance.

2. Listing Accuracy, Transparency & Advertising Standards

Landlords must ensure all listings are truthful, complete and current, accurately reflecting the unit offered and terms.

Required Disclosures

Each listing must clearly disclose:

Monthly rent, lease term (start/end or renewal/notice term), and earliest availability date.
All one-time and recurring fees: application/processing fees, move-in/administrative fees, parking/amenity fees, pet deposits/fees, utility re-billing or allocation charges.
Security deposit amount (or fee-in-lieu if applicable), conditions for return, deduction policy, and timeframe.
Utility responsibilities: which utilities the tenant pays, which the landlord pays; method of any allocation/sub-metering if used.
Unit condition and amenities: photographs must reflect the actual unit being offered, not a model unless explicitly disclosed.
Screening criteria: income threshold, credit requirement, guarantor/co-signer policy, student status or age policy if applicable.
Availability: Listing must reflect actual availability. If unit is leased/held/unavailable, update or remove promptly.

Prohibited Practices

Advertising units that are not truly available or failing to update availability status in timely fashion.
Misrepresenting size (bedrooms/bathrooms), finishes, condition, view, amenities or location.
“Starting at” or “from” pricing without clear disclosure of eligibility/timing/availability.
Omitting material fees or presenting hidden costs such that a reasonable renter is misled.
Bait-and-switch tactics—promoting one unit/terms then offering materially different ones without full disclosure.

State-Specific Note

Kentucky law (see Chapter 383 of the Kentucky Revised Statutes) sets forth many of the landlord-tenant obligations.
Under § 383.580 KRS, security-deposit handling routines are regulated including account segregation and damage/inspection lists.
Advertising must also sit within consumer-protection and fair-housing frameworks.

3. Fair Housing & Equal Access

Landlords must comply with the federal Fair Housing Act (42 U.S.C. § 3601 et seq.) and applicable Kentucky and local non-discrimination statutes.
Landlords must:

Use neutral screening criteria applied consistently and uniformly to all applicants regardless of protected class (race, color, religion, sex, national origin, disability, familial status).
Provide reasonable accommodations/modifications for persons with disabilities as required by law.
Avoid discriminatory or exclusionary language in advertising, communications, screening or leasing decisions.
Document screening/decision process to support compliance.

4. Communication Standards & Platform Responsiveness

To support Tentunit’s student/young-professional rental segment and maintain platform integrity, landlords agree to:

Acknowledge listing inquiries, application submissions, and maintenance/repair requests via Tentunit (or another documented channel) within 24 hours, with a substantive response within 48 hours.
Keep applicants informed about application status; keep tenants informed about scheduled repairs, entries, inspections, or lease changes.
Keep listings current if rent, availability, amenities, policies change, update promptly.
Maintain professional & nondiscriminatory communication. Repeated failure to communicate or abusive/discriminatory conduct may result in listing suspension or account termination by Tentunit.

5. Lease Execution, Legal Compliance & Contract Terms

All leases executed via Tentunit in Kentucky must comply with state law and reflect best-practice standards.

Required Lease Elements

Written lease (or properly documented electronic equivalent). Although Kentucky law may allow oral agreements under certain circumstances, for platform integrity a written lease is strongly recommended.
Clear identification of landlord/agent full name and mailing address for notices/service (KRS § 383.585).
Lease must clearly state: rent amount and payment schedule; lease term (fixed or periodic); renewal/termination mechanics; security deposit amount and handling; recurring and one-time fees; utility responsibilities; screening criteria; student-housing relevant details (roommates, sub-letting, early‐release) if applicable.
Required disclosures: e.g., federal lead-based paint hazard for dwellings built before 1978.
Lease must not include illegal self-help or waiver clauses (lock-outs, utility shut-off, waiver of statutory rights).
Termination/notice provisions must align with Kentucky statute: e.g., 7-day notice to pay or quit for non-payment of rent (§ 383.660(2)), 14-day cure/unconditional quit notice for lease violations (§ 383.660(1)), and 30-day notice for month-to-month termination (§ 383.695).

6. Habitability, Maintenance & Repair Obligations

Landlords must deliver and maintain leased premises in safe, habitable condition consistent with Kentucky law and good practice. While Kentucky does not have as detailed a habitability statute in all jurisdictions, key obligations reflect good landlord practice.
Key obligations include:

Maintain structural components: roof, walls, floors, windows/doors, stairways/porches in safe repair.
Provide functioning utilities and services if required by lease or local code: plumbing, electrical, sanitation, locks, safe egress.
Respond in a reasonable timeframe to repair requests materially affecting health or safety; under KRS § 383.635, tenants may remedy and deduct cost if landlord fails to act after 14 days’ notice.
Maintain documentation: repair request date/time, vendor/work order, completion date/time, tenant notifications and photographic evidence.
Landlord must not retaliate against tenant for exercising rights (repair requests, deposit claim) under KRS § 383.272 or equivalent.

7. Entry, Inspections & Tenant Privacy

Landlords must respect the tenant’s right to quiet enjoyment of the premises and provide access consistent with law and best practice.

Kentucky law does not prescribe a universally fixed statewide notice for non-emergency entry in all circumstances, but best practice (and expectation via Tentunit) is at least 24-hours’ written notice for non-emergency entry, during reasonable hours (for example 8:00 a.m.–8:00 p.m.).
Entry may be for repairs, inspections, showing the unit to prospective tenants/purchasers, agreed improvements or as specified in lease.
Landlord should document: notice of entry, actual date/time of entry, purpose, who attended, condition observed, photographs if applicable.
Offer tenant the opportunity to attend a move-out inspection; use move-out condition checklist and photographs to support deposit return or dispute avoidance.

8. Security Deposit Handling & Administration

Kentucky law provides specific rules under KRS § 383.580 regarding security deposits.

Key Rules

Landlord must deposit all tenants’ security deposits in an account used only for that purpose, in a bank or lending institution subject to regulation by KY or U.S. federal government. Tenant must be informed of the location of the account and the account number. (§ 383.580(1))
Before requiring a deposit, landlord must present a comprehensive list of any then-existing damage to the unit (with estimated cost) and tenant has right to inspect and must sign or note disagreement. (§ 383.580(2))
At the end of tenancy, landlord must provide a final damage list with estimated cost; tenant has right to inspect/contest. (§ 383.580(3))
If landlord fails to comply with deposit rules (account requirement, inspection lists), they forfeit right to withhold any portion of the deposit (§ 383.580(4))
If tenant leaves owing last month’s rent and does not demand deposit return, landlord may draw the deposit after 30 days and apply to debt (§ 383.580(6))
If landlord notifies tenant of refund amount and tenant fails to respond within 60 days, landlord may retain deposit (§ 383.580(7))
Kentucky law places no statutory cap on deposit amount for unfurnished units; landlords may charge more than one month’s rent (so long as “reasonable”) unless local ordinance otherwise.

Tentunit Requirements for Landlords

Use a move-in condition checklist, signed by landlord and tenant, with date-stamped photos of unit at start of tenancy.
Clearly disclose deposit amount, conditions for return/deductions, timeframe, and account location in listing and lease.
Maintain documentation: deposit receipt, account info, ledger of deductions, refund date, tenant forwarding address.
Return deposit (or provide itemized deduction statement plus balance) within a “reasonable time” – and retain evidence of notification and refund.
Avoid calling any portion “non-refundable deposit” unless clearly disclosed and lawful.
If property ownership transfers mid-tenancy, ensure deposit handling/tracking is handled per statute and tenant notified (best practice).

9. Student-Housing & Young-Professional Specific Standards

Given Tentunit’s focus on student and young-professional rentals, landlords must adopt additional standards:

In the listing clearly disclose: proximity to campus/university, public transit/parking policy or cost, sub-letting policy, early-termination/release policy, renewal or non-renewal process.
Provide digital onboarding materials: move-in guide, utility-setup instructions, emergency contact information, roommate/house-sharing terms if applicable.
Avoid predatory practices aimed at students (excessive non-refundable fees, unclear early termination terms, guarantor demands without alternatives).
Maintain accessible communication channels (mobile/app notifications, after-hours support, clear roommate/house-rule expectations).
Enforce house-rules (cleaning schedules, noise/guest policy, roommate obligations) in a manner consistent with lease/statute; disclose clearly and enforce fairly.

10. Documentation, Audit, Compliance & Platform Enforcement

Landlords must maintain full documentation and operate at institutional-level compliance; Tentunit retains robust enforcement rights.

Record Keeping Requirements

Landlords must maintain, for each unit/tenancy:

Listing metadata: upload date, photo version history, fee schedule changes, availability updates.
Screening/application logs: inquiry dates, screening criteria used, applications received, approvals/denials, timestamped communications.
Lease files: executed lease (digital or paper), amendments, renewals, disclosures, guarantor/co-signer documentation.
Maintenance/repair logs: tenant request date/time, vendor/work-order number, completion date/time, tenant notifications, before/after photographs.
Entry/inspection logs: notice date/time, entry date/time, purpose, attendees, condition observed, photos if applicable.
Security deposit records: deposit amount and date collected, account info, forwarding address documentation, itemized deduction statements, refund date/proof of mailing.
Communication logs: tenant-landlord interactions via Tentunit portal or other documented channel; listing inquiries, application updates, maintenance scheduling, entry/inspection notices, lease renewal/termination communications.

Enforcement Rights of Tentunit

Tentunit may:

Audit landlord compliance (listing practices, lease/contract documents, maintenance/entry/deposit records) at any time without prior notice.
Suspend or remove listings for material or repeated non-compliance with this Statement, Tentunit policies or Kentucky/federal law.
Freeze or withhold landlord payouts related to units flagged for unresolved compliance issues (deposit disputes, habitability complaints).
Terminate landlord’s platform account permanently for serious or repeated violations.
Report non-compliance or unlawful conduct to state/local regulatory agencies (e.g., Kentucky Attorney General Consumer Protection) when applicable.
Seek recovery of damages, attorney’s fees and enforcement costs arising from landlord non-compliance.

11. Indemnification

Landlord shall defend, indemnify and hold harmless Tentunit, its affiliates, officers, directors, employees, agents and contractors from and against any and all claims, liabilities, losses, damages, costs (including attorneys’ fees) arising out of or related to:

Landlord’s breach of this Statement or any Tentunit policy.
Landlord’s violation of federal, state or local housing/tenant-landlord laws/regulations.
Landlord’s mis-representation of listing, unit condition, availability, terms or fees.
Tenant claims or disputes arising from landlord’s acts or omissions.
Platform investigations or regulatory enforcement triggered by landlord non-compliance.

12. Governing Law & Reference Statutes

Kentucky Statutes & Reference Materials

KRS Chapter 383 — Landlord and Tenant; Title XXXII Ownership and Conveyance. Legislative Research Commission+1
KRS § 383.580 — Security deposits: handling, account segregation, pre-existing damage list, return requirements. FindLaw Codes+1
KRS § 383.660 — Rights to termination/cure and pay/quit for non-payment; lease termination. Nolo+1
KRS § 383.585 — Required disclosure of landlord/agent name and address for service. Nolo
Kentucky Attorney General Rental Housing resource. ag.ky.gov

Federal Law Foundations

Fair Housing Act (42 U.S.C. § 3601 et seq.)
Lead-Based Paint Hazard Reduction Act (for units built before 1978)
Servicemembers Civil Relief Act (SCRA) for eligible tenant circumstances