Who Pays for Accessibility Modifications in Kentucky Rentals?

If you’re a renter in Kentucky and need to make your home more accessible due to a disability, it’s important to know who is responsible for the cost, which forms to use, and how state and federal laws protect your rights. Navigating this process can feel overwhelming, but Kentucky law and federal protections offer guidance to ensure fair treatment for both tenants and landlords. This article breaks down what Kentucky renters need to know about accessibility modifications, your responsibilities, and your rights.

Understanding Accessibility Rights in Kentucky Rentals

In Kentucky, accessibility in rentals is governed primarily by the federal Fair Housing Act and the Kentucky Fair Housing Act (KRS Chapter 344)^[1]. These laws prohibit housing discrimination based on disability and require landlords to allow "reasonable modifications" to accommodate tenants with disabilities.

What Are Accessibility Modifications?

"Accessibility modifications" are physical changes made to a rental property so a person with a disability can use and enjoy their home. Some common examples include:

• Installing grab bars in bathrooms
• Adding ramps for wheelchair access
• Widening doorways
• Lowering countertops

These modifications help renters with disabilities live safely and comfortably.

Who Pays for Accessibility Modifications?

Under both Kentucky law and the federal Fair Housing Act, renters generally pay the cost of reasonable modifications. Landlords must allow you to make these changes to your unit or common areas, but you (the tenant) are responsible for the expenses unless your rental receives federal funding or is otherwise required by law to pay for modifications^[2].

• Landlords can require that modifications are done professionally and meet local building codes.
• Landlords can ask you to return the unit to its original condition before you move out (if reasonable), except for modifications that don’t interfere with future tenants’ use.
• If your landlord receives federal funds (such as for public housing), they may be required by the Americans with Disabilities Act (ADA) or Section 504 of the Rehabilitation Act to pay for some accessibility changes.

For renters in private, non-federally funded housing, you will usually pay for both making and undoing any modifications when you move out, unless your landlord agrees otherwise in writing.

Requesting an Accessibility Modification: What Steps Should I Take?

To avoid misunderstandings, you should make all modification requests in writing and keep copies for your records.

• Describe the modification clearly (what, where, and why).
• Offer plans or drawings if possible.
• Propose how and when work will be done, and by whom.
• Ask your landlord if they have any preferred contractors or requirements.
• Discuss if restoration will be needed after moving out.

Kentucky does not have a specific state form for these requests, but you can use the HUD Reasonable Accommodation/Modification Request Form as a model:

• Tenant Request for Reasonable Accommodation (HUD sample)
  • When to use: Use this form when you want to request a new accessibility-related change or accommodation from your landlord.
  • Example: A renter who uses a wheelchair needs a ramp added to the entrance. Fill out the form detailing the request and send it to the property manager or landlord.

What If My Request Is Denied?

If your landlord denies your accessibility modification request and you believe it’s unreasonable or discriminatory, you have options:

• Start by discussing possible compromises or alternative solutions.
• If you can’t resolve the issue, you may file a complaint with the Kentucky Commission on Human Rights (KCHR) or the U.S. Department of Housing and Urban Development (HUD).
• The KCHR is the official board handling residential discrimination complaints in Kentucky rentals.

KCHR’s Housing Discrimination Complaint Form lets you formally report denied requests or discrimination.

• Form Name: Housing Discrimination Complaint Form
• When to use: Use if your landlord refuses a reasonable accessibility modification without valid reasons.
• How it’s used: Complete the form, include supporting documents (like your request and landlord’s response), and submit it to the Kentucky Commission on Human Rights. They will investigate your claim and may mediate or take legal action as needed.

If you need further guidance, HUD also provides a step-by-step guide for filing complaints: File a Fair Housing Complaint Online.

FAQ: Renters’ Rights and Accessibility Modifications in Kentucky

1. Can my landlord refuse accessibility modifications?
   Landlords must allow reasonable modifications if you pay the cost, unless the changes would cause lasting or unreasonable damage to the property. Denials must be based on valid reasons.
2. Do I have to restore the unit when moving out?
   Yes, you may be required to return the property to its original condition (at your expense) if the modifications would affect its use for future tenants.
3. Who investigates housing discrimination in Kentucky?
   The Kentucky Commission on Human Rights (KCHR) is the official body for handling housing discrimination complaints in Kentucky.
4. What if I can’t afford the modifications?
   Some local or federal programs may help cover costs. Contact KCHR or HUD for resources or referrals to assistance programs.
5. Is my landlord responsible if the property is federally funded?
   In some cases, yes. Landlords receiving federal funds may be required to pay for modifications under laws like Section 504 of the Rehabilitation Act or the ADA.

Key Takeaways for Kentucky Renters

• Kentucky renters generally pay for their own accessibility modifications unless the landlord is federally funded.
• Request changes formally in writing, including plans for restoration if needed.
• If your request is denied, file a complaint with KCHR or HUD for further help.

Knowing your rights helps ensure you can make your home accessible while maintaining clear communication with your landlord.

Need Help? Resources for Renters

• Kentucky Commission on Human Rights (KCHR) – File housing discrimination complaints, ask questions, and get guidance.
• KCHR Housing Discrimination Complaint Form – Official complaint form for denied accessibility requests.
• HUD Office of Fair Housing and Equal Opportunity – Learn more about federal protections and reasonable modifications.
• Kentucky Fair Housing Act – KRS Chapter 344 – Read official Kentucky legislation covering housing and disability rights.

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1. Kentucky Fair Housing Act (KRS Chapter 344)
2. HUD: Rights of Tenants with Disabilities – FAQ

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