Pass-Through Utility Charges in Kentucky Mobile Home Parks: What Renters Need to Know

Many Kentucky renters living in mobile or manufactured home parks wonder if their landlord can charge them directly for utilities like water, electric, or sewer, or if these costs should be included in their rent. If you’re seeing extra utility fees, it’s important to know what the law says, what documentation you should expect, and how to protect your rights.

Understanding Pass-Through Utilities in Kentucky

“Pass-through utilities” means a landlord bills you for utilities based on your actual usage, rather than including these charges in your total rent. In Kentucky, this practice is legal only if it is specifically stated in your rental agreement and handled in compliance with state laws and any local ordinances.

Requirements for Charging Pass-Through Utilities

• Written Agreement: The lease or rental agreement must clearly state which utilities are your responsibility and how charges are calculated.
• Billing Transparency: The landlord must provide you with a detailed bill showing the basis for your charges.
• Rates: The charge for utilities should match the actual cost paid by the landlord to the utility company and cannot include additional service fees.
• Notice: Any changes to how utilities are billed require proper advance notice, typically at least 30 days, unless stated otherwise in the lease.

Relevant Law and Oversight

Kentucky’s rules on landlord and tenant relationships are mainly covered under the Kentucky Revised Statutes (KRS) Chapter 383: Landlord and Tenant. While not every county in Kentucky has adopted the Uniform Residential Landlord and Tenant Act (URLTA), many urban areas follow it for added protections. If you live in a county or city with these laws, your lease should comply with both state and local regulations.

Disputes over utility charges, rent, or lease terms are typically handled in your local District Court. You can locate your court and file complaints using the Kentucky Court of Justice system.

• Kentucky Court of Justice – Find your local District Court

Official Forms for Utility or Rental Disputes

• For Renters Seeking Repairs or Correction of Charges:
  Landlord-Tenant Complaint Form (AOC-1027)
  Use this form if you want to officially notify your landlord of a dispute about utility charges or request an issue be addressed.
  
  Practical Example: If you receive a utility charge you believe is incorrect or was never included in your lease, fill out this form to begin a formal complaint. File the completed form at your local District Court office.
• Lease Review or Mediation Request:
  Small Claims Complaint (AOC-175)
  If informal talks with your landlord do not solve the problem, you may use this to start a claim for overcharged utility costs up to $2,500.

For more about rights and forms, visit the Kentucky Housing Corporation’s official renter resources.

Best Practices and What to Watch For

• Always read your lease carefully before signing – check for sections about utilities.
• Request an itemized statement from your landlord if you’re charged separately for utilities.
• If you are in doubt, ask to see a copy of the landlord’s utility bill to compare charges.
• If something seems off, use the official complaint process through your local District Court.

FAQ: Mobile Home Utility Billing in Kentucky

1. Can my landlord add extra fees on top of the utility bill?
   They are not allowed to add service fees or mark up the cost. You can only be required to pay the actual amount charged by the utility provider unless your lease says otherwise.
2. What if my lease doesn’t mention utilities?
   If your lease is silent about utilities, the landlord usually cannot charge you separately. Any new practice requires written agreement or lease modification with notice.
3. What do I do if I think I’ve been overcharged?
   Start by requesting an itemized bill and compare with the landlord’s statement. You may file a formal complaint with District Court using the Landlord-Tenant Complaint Form (AOC-1027).
4. Who enforces mobile home park rules in Kentucky?
   Your local District Court handles mobile home disputes. You can also contact the Kentucky Housing Corporation or Legal Aid for support.

Conclusion: Key Takeaways for Kentucky Mobile Home Renters

• Pass-through utility charges must be written into your rental agreement and reflect real costs.
• If your utility charges seem unfair or wrong, you have the right to ask for proof and file a complaint.
• Always use official forms and go through your local District Court if disputes cannot be resolved.

Knowing your rights—and where to turn for official help—protects both your wallet and your home.

Need Help? Resources for Renters

• Kentucky Court of Justice: Locate your local District Court for forms and dispute processes.
• Kentucky Housing Corporation: Resident Resources: Find statewide housing help.
• Kentucky Legal Aid: Free or low-cost legal help for renters.

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1. Kentucky Revised Statutes Chapter 383: Landlord and Tenant
2. Kentucky Court of Justice – Official Tribunal for Residential Tenancies
3. Kentucky Housing Corporation – Renter Protections and Forms

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