Kentucky Residential Lease Agreement

KENTUCKY RESIDENTIAL LEASE AGREEMENT
(LEASE FOR TERM OR MONTH-TO-MONTH)

THIS LEASE AGREEMENT (hereinafter referred to as the “Agreement” or “Lease”) is made and entered into this _______ day of ____________________________, 20____, by and between ____________________________________________________________, whose address is ____________________________________________________________ (hereinafter referred to as “Landlord”) and ____________________________________________________________ (hereinafter referred to as “Tenant”).  

WHEREAS, Landlord is the fee owner of certain real property being, lying and situated in __________________________ County, Kentucky, such real property having a street address of ___________________________________________________________ (hereinafter referred to as the “Premises”).

WHEREAS, Landlord desires to lease the Premises to Tenant upon the terms and conditions as contained herein; and  

WHEREAS, Tenant desires to lease the Premises from Landlord on the terms and conditions as contained herein;  

NOW, THEREFORE, for and in consideration of the covenants and obligations contained herein and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereto hereby agree as follows:  

1. TERM.  This Agreement shall commence on ________________________ (“Commencement Date”). [check either A or B]:
   
   _____ (a) Lease: This Agreement shall continue as a lease for term. The termination date shall be on (date) ___________________ at 11:59 PM. Upon termination date, Tenant shall be required to vacate the Premises unless one of the following circumstances occur: (i) Landlord and Tenant formally extend this Agreement in writing or create and execute a new, written, and signed agreement; or (ii) Landlord willingly accepts new Rent from Tenant, which does not constitute past due Rent. If Landlord accepts from Tenant new Rent, a month-to-month tenancy shall be created.  Either party may terminate this month-to-month tenancy by following the procedures specified in paragraph 1(b). Rent shall continue at the rate specified in this Agreement, or as allowed by law. All other terms and conditions as outlined in this Agreement shall remain in full force and effect.
   
   _____ (b) Month-to-Month: This Agreement shall continue as a month-to-month tenancy. In accordance with KRS 383.695, if at any time Tenant desires to terminate the tenancy, Tenant may do so by providing to Landlord written notice of intention to terminate.  Such notice to terminate must be provided to Landlord at least 30 days prior to the desired date of termination of the tenancy. If at any time Landlord desires to terminate the tenancy, Landlord may do so by providing to Tenant such written notice of intention to terminate at least 30 days prior to the desired date of termination of the tenancy.  Notices to terminate may be given on any calendar day, irrespective of Commencement Date.

2. RENT. Under the terms of this Agreement, “Rent” shall consist of all monetary obligations owed to Landlord by Tenant in accordance with this Agreement including any Late Charge.  However, the Damage Deposit shall not be considered Rent.  Tenant shall pay to Landlord ____________________________________________________________ DOLLARS ($______________) per month as Rent for the Term of the Agreement. Due date for Rent payment shall be the 1st day of each calendar month and shall be considered advance payment for that month.  If not remitted on the 1st, Rent shall be considered overdue and delinquent on the 2nd day of each calendar month.  In the event that the Commencement Date is not the 1st of the calendar month, Rent payment remitted on the Commencement Date shall be prorated based on a 30-day period.
   
   Acceptable forms of payment of Rent shall be [check all that apply]: ____ personal check, ____ money order, ____ cashier’s check, or ____ other: _________________________________.  Payment shall be made to Landlord under the following name and address:
   ____________________________________________________________
   ____________________________________________________________
   
   If any payment by Tenant is returned for insufficient funds (“NSF”) or if Tenant stops payment, Landlord may require in writing that Tenant pay Rent in cash for three months, and that all future Rent payments shall be remitted by Tenant to Landlord by money order or cashier’s check.

3. SECURITY DEPOSIT. Upon the due execution of this Agreement, Tenant shall deposit with Landlord the sum of ____________________________________________________________ DOLLARS ($______________), receipt of which is hereby acknowledged by Landlord, as security for any damage caused to the Premises during the term hereof or for any other purpose authorized under state law regarding security deposits.  Such deposit shall be returned to Tenant, without interest, and less any set off for damages to the Premises upon the termination of this Agreement.

   Before tendering any consideration deemed a security deposit and before executing this Agreement, the parties acknowledge that Landlord presented Tenant with a comprehensive listing of all known existing damage, if any, to the Premises and the estimated dollar cost of repairing such damage. Tenant acknowledges that Tenant has had a sufficient opportunity: (i) to inspect the Premises before executing this Agreement to ascertain the accuracy of such listing before tendering the security deposit and taking occupancy, and (ii) to state specifically in writing the items on the list, if any, to which Tenant dissents. [check only one of the following:] _____ The parties acknowledge no existing damage to the Premises. _____ The parties acknowledge that they have completed and separately executed a comprehensive listing of any existing damage to the Premises and the estimated dollar cost of repairing such damage. That separate document is attached to this Agreement and incorporated by reference. _____ The parties acknowledge that the following is a comprehensive listing of existing damage to the Premises and the estimated dollar cost of repairing such damage: ____________________________________________________________ ____________________________________________________________ ____________________________________________________________ ____________________________________________________________ Initial: Tenant(s): ______, ______, ______, ______ Landlord(s) or Landlord’s Representative: ______, ______

   
   

4. CONDITION OF PREMISES. Other than the items noted pursuant to paragraph 3, if any, Tenant stipulates, represents and warrants that Tenant has examined the Premises, and that they are at the time of this Lease in good order, repair, and in a safe, clean and tenantable condition.

5. USE OF PREMISES.  The Premises shall be used and occupied by Tenant and Tenant's immediate family, consisting of ____________________________________________________________, exclusively, as a private single family dwelling, and no part of the Premises shall be used at any time during the term of this Agreement by Tenant for the purpose of carrying on any business, profession, or trade of any kind, or for any purpose other than as a private single family dwelling.  Tenant shall not allow any other person, other than Tenant's immediate family or transient relatives and friends who are guests of Tenant, to use or occupy the Premises without first obtaining Landlord's written consent to such use.   Tenant shall comply with any and all laws, ordinances, rules and orders of any and all governmental or quasi-governmental authorities affecting the cleanliness, use, occupancy and preservation of the Premises.

6. ASSIGNMENT, SUBLEASING, AND SUBLETTING. Tenant may not assign Tenant’s interests under this Agreement, sublease or sublet any portion of the Premises, or grant any license to use any portion Premises without the prior written consent of Landlord. Any unapproved attempt by Tenant to assign, sublease, sublet, or license all or any portion of Tenant’s interest under this Agreement shall qualify as a material breach of this Agreement. Such actions (whether through voluntary act, operation of law, or otherwise) shall be deemed null and void regarding the transfer of such interest to any third party. The prohibited activities described in this paragraph shall include but are not limited to subleasing or subletting through short-term rental or sharing services such as Airbnb®, Craigslist®, Vrbo®, or any rental, sharing, exchanging, or hosting platform. A consent by Landlord to one such assignment, subleasing, subletting, or license is not consent to any subsequent assignment, subleasing, subletting, or license.

7. ALTERATIONS AND IMPROVEMENTS.  Tenant shall make no alterations to the buildings or improvements on the Premises or construct any building or make any other improvements on the Premises without the prior written consent of Landlord.  Any and all alterations, changes, and/or improvements built, constructed or placed on the Premises by Tenant shall, unless otherwise provided by written agreement between Landlord and Tenant, be and become the property of Landlord and remain on the Premises at the expiration or earlier termination of this Agreement.

8. NON-DELIVERY OF POSSESSION.  In the event Landlord cannot deliver possession of the Premises to Tenant upon the commencement of the Lease term, through no fault of Landlord or its agents, then Landlord or its agents shall have no liability, but the rental herein provided shall abate until possession is given.  Landlord or its agents shall have thirty (30) days in which to give possession, and if possession is tendered within such time, Tenant agrees to accept the demised Premises and pay the rental herein provided from that date.  In the event possession cannot be delivered within such time, through no fault of Landlord or its agents, then this Agreement and all rights hereunder shall terminate.

9. HAZARDOUS MATERIALS.  Tenant shall not keep on the Premises any item of a dangerous, flammable or explosive character that might unreasonably increase the danger of fire or explosion on the Premises or that might be considered hazardous or extra hazardous by any responsible insurance company. 

10. UTILITIES.  Tenant shall be responsible for arranging for and paying for all utility services required on the Premises. 

11. MAINTENANCE AND REPAIR; RULES.  Tenant will, at its sole expense, keep and maintain the Premises and appurtenances in good and sanitary condition and repair during the term of this Agreement and any renewal thereof.  Without limiting the generality of the foregoing, Tenant shall: 

(a)     Not obstruct the driveways, sidewalks, courts, entry ways, stairs and/or halls, which shall be used for the purposes of ingress and egress only;

(b)    Keep all windows, glass, window coverings, doors, locks and hardware in good, clean order and repair;

(c)     Not obstruct or cover the windows or doors;

(d)    Not leave windows or doors in an open position during any inclement weather; 

(e)     Not hang any laundry, clothing, sheets, etc.  from any window, rail, porch or balcony nor air or dry any of same within any yard area or space;

(f)      Not cause or permit any locks or hooks to be placed upon any door or window without the prior written consent of Landlord;

(g)    Keep all air conditioning filters clean and free from dirt;

(h)    Keep all lavatories, sinks, toilets, and all other water and plumbing apparatus in good order and repair and shall use same only for the purposes for which they were constructed.  Tenant shall not allow any sweepings, rubbish, sand, rags, ashes or other substances to be thrown or deposited therein.  Any damage to any such apparatus and the cost of clearing stopped plumbing resulting from misuse shall be borne by Tenant;

(i)      And Tenant's family and guests shall at all times maintain order in the Premises and at all places on the Premises, and shall not make or permit any loud or improper noises, or otherwise disturb other residents;

(j)      Keep all radios, television sets, stereos, phonographs, etc., turned down to a level of sound that does not annoy or interfere with other residents;

(k)     Deposit all trash, garbage, rubbish or refuse in the locations provided therefor and shall not allow any trash, garbage, rubbish or refuse to be deposited or permitted to stand on the exterior of any building or within the common elements;

(l)      Abide by and be bound by any and all rules and regulations affecting the Premises or the common area appurtenant thereto which may be adopted or promulgated by the Condominium or Homeowners' Association having control over them.  

12. INSURANCE. Landlord, Landlord’s agent or manager, or, if applicable, the Condominium or Homeowners’ Association, are not responsible for insuring Tenant’s or Tenant’s permitted visitors’ personal property and vehicles against loss or damage due to theft, vandalism, fire, water, rain, criminal or negligent acts of others, or any other cause. Landlord has advised Tenant to carry Tenant’s own insurance (renter’s insurance) to protect Tenant from any such loss or damage. The parties agree that, upon notification by Landlord, Tenant shall take all actions necessary to avoid: (i) an increase in Landlord’s insurance premium (or Tenant shall pay for the increase in premium); or (ii) loss of insurance.
    
    

13. DAMAGE TO PREMISES. In the event the Premises are destroyed or rendered wholly uninhabitable by fire, storm, earthquake, or other casualty not caused by the negligence of Tenant, this Agreement shall terminate from such time except for the purpose of enforcing rights that may have then accrued hereunder.  The rental provided for herein shall then be accounted for by and between Landlord and Tenant up to the time of such injury or destruction of the Premises, Tenant paying rentals up to such date and Landlord refunding rentals collected beyond such date.  Should a portion of the Premises thereby be rendered uninhabitable, the Landlord shall have the option of either repairing such injured or damaged portion or terminating this Lease.  In the event that Landlord exercises its right to repair such uninhabitable portion, the rental shall abate in the proportion that the injured parts bears to the whole Premises, and such part so injured shall be restored by Landlord as speedily as practicable, after which the full Rent shall recommence and the Agreement continue according to its terms.

14. RIGHT OF ENTRY AND NOTICE. Landlord and Landlord’s agents have the right to enter the Premises at reasonable times during the term of this Agreement and any renewal thereof for the purpose of inspecting the Premises, all buildings and improvements thereon; making necessary or agreed repairs, decorations, alterations, or improvements; supplying necessary or agreed services; or exhibiting the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workers, or contractors. Except in case of emergency or unless it is impracticable to do so, Landlord shall give Tenant at least two (2) days’ notice of Landlord’s intent to enter and may enter only at reasonable times. Landlord shall not abuse or use the right of access to harass Tenant. Additionally, Landlord and its agents shall have the right to display the usual “for sale,” “for rent,” or “vacancy” signs on the Premises at any time before the expiration of this Agreement; and to remove placards, signs, fixtures, alterations, or additions that do not conform to this Agreement or to any restrictions, rules or regulations affecting the Premises.

15. SUBORDINATION OF LEASE.  This Agreement and Tenant's interest hereunder are and shall be subordinate, junior and inferior to any and all mortgages, liens or encumbrances now or hereafter placed on the Premises by Landlord, all advances made under any such mortgages, liens or encumbrances (including, but not limited to, future advances), the interest payable on such mortgages, liens or encumbrances and any and all renewals, extensions or modifications of such mortgages, liens or encumbrances. 

16. TENANT'S HOLD OVER.  If Tenant remains in possession of the Premises with the consent of Landlord after the natural expiration of this Agreement, a new tenancy from month-to-month shall be created between Landlord and Tenant which shall be subject to all of the terms and conditions hereof except that Rent shall then be due and owing at ______________________________________________________________ DOLLARS ($___________) per month and except that such tenancy shall be terminable upon thirty (30) days written notice served by either party.

17. SURRENDER OF PREMISES.  Upon the expiration of the term hereof, Tenant shall surrender the Premises in as good a state and condition as they were at the commencement of this  Agreement, reasonable use and wear and tear thereof and damages by the elements excepted.              

18. ANIMALS.  Tenant shall be entitled to keep no more than __________ (____) domestic dogs, cats or birds; however, at such time as Tenant shall actually keep any such animal on the Premises, Tenant shall pay to Landlord a pet deposit of ____________________________________________________________ DOLLARS ($_________), ____________________________________________________________ DOLLARS ($_________) of which shall be non-refundable and shall be used upon the termination or expiration of this Agreement for the purposes of cleaning the carpets of the building.

19. QUIET ENJOYMENT.  Tenant, upon payment of all of the sums referred to herein as being payable by Tenant and Tenant's performance of all Tenant's agreements contained herein and Tenant's observance of all rules and regulations, shall and may peacefully and quietly have, hold and enjoy said Premises for the term hereof. 

20. INDEMNIFICATION. LANDLORD WILL NOT BE HELD LIABLE FOR ANY DAMAGE OR INJURY TO THE TENANT, THEIR FAMILY, GUESTS, INVITEES, AGENTS, OR EMPLOYEES, OR ANY OTHER PERSON ENTERING THE PREMISES OR ANY BUILDING ON THE PREMISES, OR FOR DAMAGE OR INJURY TO GOODS OR EQUIPMENT ON THE PROPERTY. TENANT AGREES TO INDEMNIFY, DEFEND AND HOLD LANDLORD HARMLESS FROM ALL CLAIMS OR ASSERTIONS OF EVERY KIND AND NATURE, INCLUDING BUT NOT LIMITED TO ANY DAMAGE OR INJURY CAUSED BY CONTACT, ATTACK, OR INTERACTION WITH ANY ANIMALS, DOMESTIC OR WILD. THE TENANT ALSO AGREES TO HOLD LANDLORD HARMLESS FROM ANY CLAIMS OR ASSERTIONS FOR ANY DAMAGE OR INJURY ATTRIBUTED TO ANY ABSENCE OR FAILURE OF FENCING ON OR SURROUNDING THE PREMISES. 

21. DEFAULT. Pursuant to KRS 383.660, if Tenant fails to pay Rent when due and Tenant fails to pay Rent within seven (7) days after written notice by Landlord of nonpayment and of Landlord’s intention to terminate the Agreement if the Rent is not paid within that period, Landlord may terminate the Agreement.
    
    Pursuant to KRS 383.660, if Tenant materially breaches the Agreement other than the covenant to pay Rent or fails to comply with KRS 383.605 (pertaining to Tenant's maintenance obligations) or KRS 383.610 (pertaining to rules and regulations), Landlord may deliver a written notice to Tenant specifying the acts and omissions constituting the breach and that the rental Agreement will terminate upon a date not less than fourteen (14) days after receipt of the notice. If the breach is not remedied in fifteen (15) days, the rental Agreement shall terminate as provided in the notice. However, if the breach is remediable by repairs or the payment of damages or otherwise, and if Tenant adequately remedies the breach before the date specified in the notice, the Agreement shall not terminate. If substantially the same act or omission, which constituted a prior noncompliance of which Landlord provided notice to Tenant, recurs within six (6) months, Landlord may terminate the Agreement upon at least fourteen (14) days' written notice to Tenant specifying the breach and the date of termination of the Agreement.

22. LATE CHARGE.  In the event that any payment required to be paid by Tenant hereunder is not made within three (3) days of when due, Tenant shall pay to Landlord, in addition to such payment or other charges due hereunder, a "late fee" in the amount of ____________________________________________________________ DOLLARS ($__________).

23. ABANDONMENT.  If at any time during the term of this Agreement Tenant abandons the Premises or any part thereof, Landlord may, at Landlord's option, obtain possession of the Premises in the manner provided by law, and without becoming liable to Tenant for damages or for any payment of any kind whatever.  Landlord may, at Landlord's discretion, as agent for Tenant, relet the Premises, or any part thereof, for the whole or any part thereof, for the whole or any part of the then unexpired term, and may receive and collect all Rent payable by virtue of such reletting, and, at Landlord's option, hold Tenant liable for any difference between the Rent that would have been payable under this Agreement during the balance of the unexpired term, if this Agreement had continued in force, and the net Rent for such period realized by Landlord by means of such reletting.  If Landlord's right of reentry is exercised following abandonment of the Premises by Tenant, then Landlord shall consider any personal property belonging to Tenant and left on the Premises to also have been abandoned, in which case Landlord may dispose of all such personal property in any manner Landlord shall deem proper and Landlord is hereby relieved of all liability for doing so.

24. GOVERNING LAW.  This Agreement shall be governed, construed and interpreted by, through and under the Laws of the Commonwealth of Kentucky.  

25. SEVERABILITY.  If any provision of this Agreement or the application thereof shall, for any reason and to any extent, be invalid or unenforceable, neither the remainder of this Agreement nor the application of the provision to other persons, entities or circumstances shall be affected thereby, but instead shall be enforced to the maximum extent permitted by law.

26. BINDING EFFECT.  The covenants, obligations and conditions herein contained shall be binding on and inure to the benefit of the heirs, legal representatives, and assigns of the  parties hereto.

27. DESCRIPTIVE HEADINGS.  The descriptive headings used herein are for convenience of reference only and they are not intended to have any effect whatsoever in determining the rights or obligations of the Landlord or Tenant.

28. CONSTRUCTION.  The pronouns used herein shall include, where appropriate, either gender or both, singular and plural.

29. NON-WAIVER.  No indulgence, waiver, election or non-election by Landlord under this Agreement shall affect Tenant's duties and liabilities hereunder.

30. MODIFICATION.  The parties hereby agree that this document contains the entire agreement between the parties and this Agreement shall not be modified, changed, altered or amended in any way except through a written amendment signed by all of the parties hereto. 
    

31. NOTICE.  Any notice required or permitted under this Lease or under state law shall be deemed sufficiently given or served if sent by United States certified mail, return receipt requested, addressed as follows:

     If to Landlord to:
    
    ______________________________________________
    [Landlord's Name]
    ______________________________________________
    [Landlord's Address]
    ______________________________________________
    [Landlord's City, State, and Zip]
    
    If to Tenant to:
    
    ______________________________________________
    [Tenant's Name]
    ______________________________________________
    [Tenant's Address]
    ______________________________________________
    [Tenant's City, State, and Zip]
    
    Landlord and Tenant shall each have the right from time to time to change the place notice is to be given under this paragraph by written notice thereof to the other party. The person named above is authorized to manage the premises and is either an owner of the premises or a person authorized to act for and on behalf of the owner for the purpose of service of process and receiving and receipting for notices and demands.
    
    

32. ADDITIONAL PROVISIONS; DISCLOSURES.
    ____________________________________________________________
    ____________________________________________________________
    ____________________________________________________________
    ____________________________________________________________
    ____________________________________________________________
    ____________________________________________________________
    
    [Landlord should note above any disclosures about the premises that may be required under Federal or Kentucky law, such as known lead-based paint hazards in the Premises or other known hazards. The Landlord should also disclose any flood hazards.]

As to Landlord:

LANDLORD:


Sign: ___________________________________ Print: _________________________________
 

As to Tenant:

TENANT ("Tenant"):


Sign: ___________________________________ Print: __________________________________

TENANT:


Sign: ___________________________________ Print: __________________________________

TENANT:


Sign: ___________________________________ Print: __________________________________

TENANT:


Sign: ___________________________________ Print: __________________________________