Kentucky Renters: Sub-Metering vs. Master Meter Utility Rights

If you rent in Kentucky, the way your utilities are measured and billed—either with a sub-meter or a master meter—affects both your costs and your rights as a tenant. Knowing the difference and understanding your protections can be vital should disputes about utilities arise. This guide breaks down what Kentucky renters need to know about sub-metering, master meters, and utility billing.

Understanding Master Meters and Sub-Metering

Utility meters measure how much electricity, water, or gas you use. In rental properties, there are two main ways this can be set up:

• Master Meter: The entire building's usage is pooled on one meter. The landlord receives a single bill and typically divides costs between units.
• Sub-Meter: Each unit has its own meter. Renters are billed for their individual usage, and bills often come directly from the utility company or through the landlord.

The setup in your building affects what you pay, how transparent your charges are, and your legal relationship with both your landlord and utility providers.

Utility Billing and Tenant Rights in Kentucky

In Kentucky, landlord-tenant utility disputes are generally covered under the Kentucky Uniform Residential Landlord and Tenant Act (URLTA). Landlords must clearly state utility responsibilities in your lease, including how charges are calculated and who is responsible for payment.[1]

Key Points for Renters

• If your apartment is master metered, ask how utility costs are divided. The method must be reasonable and clearly explained in your lease.
• If you have a sub-meter, verify who you pay—landlord or utility—and how often bills are provided.
• Landlords cannot disconnect utilities themselves for nonpayment; only the utility provider can do this, and proper notice must be given.
• Landlords are responsible for repairs if the main service is interrupted due to their nonpayment.

Rental units covered by URLTA often have additional protections. Check if your city or county participates (see resources below).

Official Forms and Complaints

• Notice of Violation Form (URLTA Cities): Used when a landlord fails to provide agreed utility services due to their own nonpayment or lease violation.
  How to use: Give written notice to your landlord specifying the problem. If not resolved, you may file a complaint with your city or county housing authority.
  Official Template: See Lexington Housing Advocacy
• Kentucky Public Service Commission (PSC) Consumer Complaint Form: For disputes involving utility companies (sub-metering, billing, disconnection).
  When to use: If you believe you’ve been wrongly billed or disconnected, submit this online or by mail.
  Get the form at PSC Consumer Complaints Page

How to Respond to Utility Disputes

If you suddenly lose service or believe your utility billing is unfair, follow these steps:

• Read your lease and document the issue.
• Provide written notice to your landlord. Mention relevant sections of your lease and URLTA if applicable.
• If unresolved, file a complaint with your local housing authority or directly with the Kentucky PSC (see forms and resources above).

What Does Kentucky Law Say?

The Kentucky Uniform Residential Landlord and Tenant Act (KRS Chapter 383) outlines utility responsibilities in master and sub-metered properties. Not all counties in Kentucky are covered by URLTA, so check with your local government or court for current participation. In addition, the Kentucky Public Service Commission regulates most utilities and handles billing disputes, especially for sub-metered setups.

FAQ: Utility Billing in Kentucky Rentals

1. Can my landlord charge more than my actual utility usage in a sub-metered apartment?
   Landlords may only bill you for utilities at rates that do not exceed what the utility company charges them. Any markup or excessive fees may violate Kentucky law and can be challenged with the PSC or your local housing board.
2. What should I do if my landlord shuts off my utilities?
   It is illegal for landlords to disconnect your utilities to force a move-out or collect unpaid rent. Report this immediately to your local housing authority or file a complaint with the Kentucky Public Service Commission.
3. Are leases required to state who pays utilities in Kentucky?
   Yes. Leases must clearly state if you are responsible for any or all utilities, how those charges are determined, and the billing process. Ask for clarification before signing.
4. How are utility disputes resolved in Kentucky rentals?
   If your lease is under URLTA, initial complaints typically go to your city or county housing office. For utility billing issues, the PSC is the state agency handling complaints.
5. Does URLTA apply everywhere in Kentucky?
   No, only certain cities and counties have adopted it. Confirm your status with your local government or review coverage at the Kentucky Housing Corporation.

Need Help? Resources for Renters

• Kentucky Public Service Commission (PSC): Handles utility-related complaints and questions.
• Kentucky Housing Corporation: Information on local tenant protections, legal aid, and whether your area is covered by URLTA.
• Lexington-Fayette Urban County Government Housing Advocacy: Sample notices and help for tenants within the Lexington area.
• Kentucky Equal Justice Center: Free legal aid referrals for rental and utility disputes.

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1. [1] See: Kentucky Uniform Residential Landlord and Tenant Act (KRS Chapter 383)
2. Tribunal: Kentucky Public Service Commission (PSC) – State agency for utility complaints and regulation
3. Official forms and complaint resources: PSC Consumer Complaints

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