Kentucky · Landlord-tenant dispute

Landlord-tenant dispute in Kentucky small claims

Unpaid rent, withheld deposit, or property damage? Resolve it in small claims.

Landlord-tenant disputes over money — unpaid rent, a withheld deposit, damage charges, or a landlord's failure to make repairs you paid for — often end up in small claims court. The key to a strong case is a clear paper trail: your lease, rent receipts, move-in and move-out documentation, and all written communication with the other party. You do not need a lawyer to present this kind of claim.

In Kentucky, small-claims cases are heard in the Small Claims Division of the District Court and you can sue for up to $2,500 (exclusive of interest and costs).

Good to know: Kentucky small claims is the Small Claims Division of the District Court, which sits in each county. There is no jury (KRS 24A.230). Cases are filed with the Circuit Court Clerk in the county.

Landlord-tenant dispute: steps that matter

1. Gather your lease, all rent payment records, and any written communication between you and the other party about the dispute.
2. Document the property's condition thoroughly — photos and videos at move-in, during the tenancy, and at move-out.
3. Send a written demand stating exactly what you are claiming and why, and keep proof of delivery.
4. Confirm whether your state has a separate, shorter statutory deadline for your specific claim (such as deposit return) with your court or local housing authority.
5. File in the small claims court for the county where the rental property is located.

Filing your Small Claims Complaint (AOC-175) in Kentucky

1. Complete the Small Claims Complaint (AOC-175). Fill out the AOC-175 with the correct name and address of the person or business you are suing and an explanation of the dispute. The clerk cannot fill it out or give legal advice.
2. File in the correct county (or e-file). File with the Circuit Court Clerk in the county where the defendant lives or does business (contract disputes have exceptions). You can also e-file at ehelp.kycourts.net.
3. Pay the filing fee. Pay the filing fee when you file. By KRS 24A.270 it equals the District Court fee for claims of $500 or less.
4. Clerk issues the summons and serves the defendant. The clerk issues the Small Claims Summons (AOC-180) and serves the defendant with the complaint. Tell the clerk whether you want certified mail or sheriff service.
5. Confirm service and appear at the hearing. Check with the clerk that the defendant was served, then appear at the hearing date listed on the summons with your evidence and witnesses.

Filing fees: The filing fee is set by statute to equal the District Court fee for claims of $500 or less (KRS 24A.270); the official handbook confirms a fee is charged but does not state the dollar amount, so verify it with the clerk. Certified-mail or sheriff service costs are paid separately.

Deadline that applies to your landlord-tenant dispute

A landlord-tenant money dispute is usually grounded in the lease — a contract — so the contract statute of limitations is the typical outer deadline for filing. Many states also have separate landlord-tenant statutes with shorter deadlines for specific remedies such as security deposit return. Confirm which deadline applies to your exact claim with the court or your state's official landlord-tenant resource.

Written contract: 15 years (Kentucky Small Claims Handbook (P-6))

Answering a lawsuit: No written answer is required. The defendant is summoned to appear at the hearing, set 20 to 40 days after service; failing to appear can result in a default judgment.

Serving the defendant: After filing, the Circuit Court Clerk issues the summons (AOC-180) and serves the defendant with the complaint. You choose the method: certified mail (return receipt, postage prepaid to the clerk) or personal service by the Sheriff (fee paid to the Sheriff).

Appeals: Either party may appeal to Circuit Court within 10 days of the judgment being entered (KRS 24A.340), then file a Statement of Appeal within 30 days. The Circuit Court reviews only whether the law was applied correctly; no new evidence is allowed.

All Kentucky small-claims deadlines

The table below lists the filing deadlines Small Claims Division of the District Court applies by claim category. Confirm the exact rule that applies to your landlord-tenant dispute claim with your court before relying on any figure.

Kentucky small-claims forms for your landlord-tenant dispute case

These forms are published by the Small Claims Division of the District Court. Download and complete them before filing.

• Small Claims Complaint (AOC-175): The initiating document; the plaintiff completes this to start a small claims case. Confirmed AOC-175, Doc. Code COM, Rev. 4-26.
• Small Claims Summons (AOC-180): Issued by the clerk and served on the defendant; states the date, time, and location of the hearing. Confirmed AOC-180, Doc. Code SC, Rev. 4-26.
• Small Claims Counter-Claim (AOC-185): Used by a defendant who believes the plaintiff owes them money or property related to the same dispute.
• Small Claims Settlement Agreement (AOC-199): Used when plaintiff and defendant resolve the dispute before the hearing; filed with the clerk and, if approved by the judge, becomes legally enforceable. Confirmed AOC-199, Doc. Code ASET, Rev. 5-24.

This page is general information, not legal advice, and CaseBySelf is not a law firm. Rules, fees, and deadlines change and vary by court: verify with the specific court where you file. Source: Kentucky Court of Justice: Small Claims Handbook (P-6). Last reviewed 2026-06-24.