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Franklin is the county seat of Simpson County in south-central Kentucky, located along the Tennessee border. While smaller than Kentucky's major urban centers, Franklin has an active rental market shaped primarily by state law rather than any local tenant protection ordinances. Renters here most commonly search for information about security deposit returns, how much notice a landlord must give before eviction, and what to do when a landlord refuses to make repairs.
A critical distinction for Franklin renters is whether Kentucky's Uniform Residential Landlord and Tenant Act (URLTA) applies to their tenancy. Simpson County and the City of Franklin have not formally adopted the URLTA, which means tenants in Franklin may be governed by Kentucky common law and general lease terms rather than the full statutory framework that applies in cities like Louisville and Lexington. This distinction significantly affects your rights around security deposits, habitability, and notice periods.
This page summarizes the state and local rules most relevant to Franklin renters. It is provided for informational purposes only and does not constitute legal advice. Laws can change and individual circumstances vary — consult a licensed Kentucky attorney or a legal aid organization if you need guidance specific to your situation.
Franklin has no rent control, and Kentucky state law does not authorize any city or county to enact rent control ordinances. Unlike some states that allow municipalities to regulate rent increases locally, Kentucky has not granted that authority to local governments. No Kentucky city — including Franklin — may legally cap how much a landlord charges or how much rent can be increased upon renewal.
In practical terms, this means a Franklin landlord may raise your rent by any amount, at any time, as long as proper notice is given before the change takes effect. For month-to-month tenants where the URLTA applies, that notice is at least 30 days (KRS § 383.695). If the URLTA does not apply — which is likely the case in Franklin given that Simpson County has not adopted it — the required notice period may be governed by your lease terms or Kentucky common law, which generally requires reasonable notice. There is no local ordinance in Franklin that adds any additional layer of protection against rent increases.
Applicability of the URLTA in Franklin: Kentucky's Uniform Residential Landlord and Tenant Act (KRS §§ 383.500–383.715) is the primary tenant protection statute in the state, but it only applies in jurisdictions that have formally adopted it. Franklin and Simpson County have not adopted the URLTA. As a result, many of the statutory protections described below — including the 30-day deposit return deadline and the double-damages penalty — may not apply automatically to Franklin renters. Your rights may instead depend on your lease agreement, local housing codes, and Kentucky common law. Consult a legal aid organization to confirm which rules apply to your tenancy.
Security Deposit (KRS § 383.580): In URLTA jurisdictions, landlords must hold security deposits in a separate account, provide written notice of where the deposit is held, return the deposit within 30 days of move-out, and provide an itemized list of any deductions. Wrongful withholding entitles a tenant to double the amount wrongfully withheld. In non-URLTA areas like Franklin, these specific requirements may not apply, though your lease may impose similar obligations.
Habitability and Repairs (KRS § 383.595): Under the URLTA, landlords must maintain rental units in a habitable condition — including working heat, plumbing, and structural integrity. In non-URLTA jurisdictions, tenants must generally rely on lease provisions, local housing codes, and the implied warranty of habitability recognized under Kentucky common law. Franklin's local code enforcement may address serious conditions; contact Simpson County or City of Franklin government offices for housing code complaints.
Notice to Terminate (KRS § 383.695): Where the URLTA applies, a landlord must give at least 30 days' written notice to terminate a month-to-month tenancy, and a tenant must give the same to the landlord. In non-URLTA areas, Kentucky common law typically requires reasonable notice, and lease terms control. Always review your lease for the specific notice periods agreed upon.
Anti-Retaliation (KRS § 383.705): In URLTA jurisdictions, it is unlawful for a landlord to retaliate against a tenant for reporting housing code violations, contacting a government agency, or exercising any legal right as a tenant. Retaliation may include raising rent, reducing services, or attempting eviction in response to protected activity. Even outside URLTA jurisdictions, retaliatory conduct can be challenged under Kentucky common law principles and may affect the landlord's ability to prevail in eviction proceedings.
Lockout and Utility Shutoff Prohibition: Statewide, a landlord may not take self-help measures to remove a tenant — including changing locks, removing doors or windows, or shutting off utilities — without a court order. This prohibition applies regardless of whether the URLTA has been adopted. A landlord who engages in self-help eviction may be liable for damages under Kentucky law.
Security deposit rules in Franklin are shaped by whether the URLTA (KRS §§ 383.500–383.715) applies to your tenancy. Because Franklin and Simpson County have not formally adopted the URLTA, the specific statutory requirements below may not automatically apply — but understanding them helps you evaluate your lease and negotiate with your landlord.
Deposit Cap: Kentucky's URLTA imposes no statutory cap on the amount a landlord may charge as a security deposit. The amount is negotiated between the parties and stated in the lease.
Holding Requirements (KRS § 383.580): In URLTA jurisdictions, the landlord must hold the security deposit in a federally insured interest-bearing account, separate from their own funds, and must notify the tenant in writing of the account location within 30 days of receiving the deposit.
Return Deadline (KRS § 383.580): Where the URLTA applies, the landlord must return the deposit — along with a written itemized statement of any deductions — within 30 days of the tenant vacating the unit. If no deductions are made, the full deposit must be returned within 30 days.
Penalty for Wrongful Withholding (KRS § 383.580): If a landlord in a URLTA jurisdiction fails to return the deposit or provide an itemized statement within 30 days without justification, the tenant may be entitled to recover double the amount wrongfully withheld, plus reasonable attorney fees. In non-URLTA areas like Franklin, wrongful withholding may still be actionable as a breach of contract or under common law, but the double-damages remedy may not apply automatically.
To protect yourself, document the condition of the unit at move-in and move-out with dated photographs, provide a written forwarding address to your landlord when you vacate, and keep a copy of your lease and any written communications.
Even in non-URLTA jurisdictions like Franklin, the eviction process in Kentucky follows a defined legal procedure. A landlord cannot remove a tenant without a court order, regardless of the reason for eviction.
Step 1 — Notice to the Tenant: Before filing an eviction lawsuit, the landlord must provide written notice. The type and duration of notice depends on the reason for eviction. For nonpayment of rent in a URLTA jurisdiction, the landlord must give a 7-day written notice to pay or vacate (KRS § 383.660). For lease violations, a 15-day notice to remedy or vacate may be required (KRS § 383.660). For month-to-month tenancies, at least 30 days' notice to terminate is required where URLTA applies (KRS § 383.695). In non-URLTA areas like Franklin, common law and the lease terms govern the required notice period — review your lease carefully.
Step 2 — Filing in District Court: If the tenant does not comply with the notice, the landlord may file an eviction complaint (Forcible Detainer action) in Simpson County District Court. The court will schedule a hearing, typically within a few days to two weeks of filing.
Step 3 — Court Hearing: Both the landlord and tenant have the right to appear and present their case. Tenants should attend the hearing and bring any documentation relevant to their defense — including proof of rent payment, evidence of habitability complaints, or records of retaliation. If the tenant does not appear, the court may issue a default judgment for the landlord.
Step 4 — Writ of Possession: If the court rules in the landlord's favor, a Writ of Possession is issued, authorizing the county sheriff to remove the tenant. The tenant typically has a short window — often as little as a few days — to vacate voluntarily before the writ is enforced.
Self-Help Eviction Is Illegal: A landlord in Kentucky may not change the locks, remove doors or windows, shut off utilities, or remove the tenant's personal belongings to force a tenant out without a court order. This prohibition applies statewide, including in Franklin. A tenant subjected to self-help eviction may have grounds for a civil claim for damages.
No Just-Cause Requirement: Franklin has no just-cause eviction ordinance. A landlord may choose not to renew a lease or terminate a month-to-month tenancy for any lawful reason (or no stated reason), provided proper notice is given. However, a landlord may not evict in retaliation for a tenant's exercise of legal rights (KRS § 383.705, where URLTA applies).
The information on this page is provided for general informational purposes only and does not constitute legal advice. Tenant rights laws in Kentucky — including whether the Uniform Residential Landlord and Tenant Act applies to your specific tenancy in Franklin — are complex and fact-specific. This content may not reflect the most current changes to state or local law. If you have a specific legal problem or question about your rights as a renter, please consult a licensed Kentucky attorney or contact a qualified legal aid organization in your area. RentCheckMe makes no warranties about the accuracy, completeness, or applicability of the information provided here to your individual circumstances.
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