Kentucky Tenant Rights in Short-Term Vacation Rentals

If you’re a renter in Kentucky using, or living in, a short-term vacation rental, it’s important to know your rights and responsibilities. Short-term rentals—commonly called vacation rentals, Airbnbs, or similar—do not always follow the same rules as traditional rentals. This guide outlines essential protections, legal considerations, and the steps you can take if you face issues in a short-term rental situation.

What Are Short-Term Vacation Rentals?

Short-term vacation rentals are residential properties rented out for less than 30 days at a time. These may include single rooms, apartments, or houses offered through platforms like Airbnb or VRBO. In Kentucky, these rentals may not always fall under the same landlord-tenant protections as standard leases, especially when rentals last less than 30 days or are for vacation purposes only.

Does Kentucky’s Landlord-Tenant Law Apply?

Kentucky uses the Uniform Residential Landlord and Tenant Act (URLTA) for rental agreements—but only in counties or cities that have formally adopted the Act. Not all areas of Kentucky follow URLTA. Short-term rentals may be exempt from this legislation if used for vacation or recreational purposes, or if the renter stays less than 30 days. Always check with your local city or county housing office to confirm if URLTA applies in your rental area. Lexington Fayette Urban County Government Landlord Tenant Information

Your Rights as a Short-Term Renter

While short-term renters may not be fully covered by URLTA, you still retain basic legal rights under Kentucky law:

• Security Deposit: If a security deposit is collected, the landlord must provide written information about the account and return your deposit minus any lawful deductions at the end of your stay if applicable.
• Habitability: All rental properties, including short-term rentals, must be reasonably safe, clean, and fit for habitation. Issues like no heat, water, or dangerous conditions are not allowed. Local health and housing codes still apply.
• Explicit Agreements: Your rights will depend heavily on the rental agreement or booking platform terms. Always read the cancellation, refund, and house rules before booking or moving in.
• Discrimination: Federal and Kentucky law prohibit discrimination in rental housing, including short-term rentals, based on race, color, religion, sex, national origin, disability, or familial status.

Problems with Your Short-Term Vacation Rental

If you experience issues (like unresolved repairs, unsafe conditions, or early eviction), you have several options:

• Contact the Owner or Platform: For most short-term rentals, your first step should be to communicate in writing with the property owner or through the platform's resolution center.
• Request Local Assistance: In many Kentucky cities, local government agencies (such as the Lexington Fayette Urban County Government) handle rental complaints and code enforcement. Lexington Code Enforcement
• Small Claims Court: If you cannot resolve your issue, you may be able to file a claim for your deposit or damages in Kentucky Small Claims Court. Forms and instructions are available from your local circuit court clerk.

Key Forms and How to Use Them

• Uniform Residential Landlord/Tenant Complaint Form: (No official form number)
  • When to Use: If your city or county has adopted URLTA and you have a legal dispute with your landlord about your short-term rental, use this form to file a complaint with the local housing office.
  • Example: If your refundable deposit is withheld without cause after a short-term stay, fill out the complaint form with your supporting documents.
  • Lexington Landlord/Tenant Complaint Form
• Kentucky Small Claims Complaint Form AOC-175
  • When to Use: For disputes involving money up to $2,500 (like unreturned deposits) after a short-term rental ends, file this form with the local District Court.
  • Example: If you paid for a week-long rental but the owner ended your stay early without refund, complete the AOC-175 form to seek your refund.
  • Official Kentucky Court Forms

Who Handles Rental Disputes?

The Kentucky Court of Justice oversees all formal rental disputes, including small claims related to short-term rentals. In Lexington and other URLTA cities, you may also work with the local housing office or Lexington's Code Enforcement Division.

The main state legislation covering landlord and tenant relationships is the Kentucky Uniform Residential Landlord and Tenant Act (URLTA).¹

FAQ: Kentucky Vacation Renters’ Rights

1. Do short-term vacation renters have the same rights as long-term tenants?
   Most short-term vacation rentals (less than 30 days) are not fully covered by Kentucky’s landlord-tenant laws, but key protections—like habitability and discrimination laws—still apply.
2. What should I do if my deposit isn’t returned?
   First, ask the owner directly (preferably in writing). If you still don’t receive your deposit and you rented within a city using URLTA, contact your local housing office or file in Small Claims Court using Form AOC-175.
3. Who enforces short-term rental rules in Kentucky?
   Local code enforcement offices and housing authorities handle complaints. Unresolved legal issues can go to the Kentucky Court of Justice.
4. Are Airbnb or VRBO rentals legal in Kentucky?
   Short-term vacation rentals are generally legal, but some cities have local licensing or zoning rules. Always check with your local government for restrictions or requirements.
5. What if I’m evicted before my reservation ends?
   If you are asked to leave before your paid-for period expires, contact the booking platform and local authorities. You may have a claim for a refund or damages.

Conclusion: What Kentucky Renters Should Remember

• Not all short-term vacation rentals get full protection from Kentucky’s landlord-tenant laws. Always review your agreement and check local rules.
• Keep documentation, understand refund and cancellation policies, and know your dispute options if problems arise.
• Local housing offices and Kentucky courts can help if you can’t resolve issues directly with the property owner or platform.

Need Help? Resources for Renters

• Lexington Fayette Urban County Government: Landlord/Tenant Program – Information and complaint forms for renters in URLTA-eligible areas.
• Kentucky Court of Justice: Legal Forms – Download official small claims and other forms.
• Kentucky Court of Justice – File legal claims, access court records, or search for local court contacts.
• U.S. Department of Housing and Urban Development – Kentucky – Federal renter protections and complaint information.

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1. Kentucky Uniform Residential Landlord and Tenant Act (URLTA), Kentucky Revised Statutes, Chapter 383.

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