A Kentucky rental application tells you who will live in your rental, where they have lived and how they will pay the rent. When every applicant answers the same questions, you can compare renters fairly and show that you did.
This guide covers what to ask, how to pre-screen leads, the federal and Kentucky laws that apply, application fees, assistance animals, and how to approve or deny an applicant.
What should a Kentucky rental application ask?
An application collects personal and financial details, so ask only what you need to apply your written rental criteria. Your Kentucky rental application should ask for:
- Applicant and co-signer names, email, phone and date of birth,
- A Social Security number, entered securely,
- The desired move-in date and everyone who will live in the home,
- The current address and current landlord’s contact details,
- Employer, job title and monthly income,
- Any housing voucher or rental assistance,
- Pets, assistance animals, vehicles and smoking, and
- Past evictions and consent to screening.
The Rentari application covers all of this in six short sections. Renters can upload a pay stub, photo ID, bank statement or reference letter, and you choose which background questions to ask, with up to four of your own.
See it first: open the whole application before you send it.
Pre-screen your leads
Not every lead fits your rental. A short pre-screener shows who meets your basic criteria before anyone spends time or money on a full application.
Send the Rentari pre-screener from Leads. Your Kentucky pre-screener asks every lead for:
- Monthly household income,
- Desired move-in date,
- How many people would live there,
- Pets, and what kind,
- Smoking, and
- A self-reported credit band.
When a lead’s answers fit, invite them to apply. Remember: pre-screener answers are what the renter tells you, so verify them with the application and screening.
Federal application laws
Federal law sets the baseline for every screening decision in Kentucky. These five laws shape how you screen applicants:
Fair Housing Act (FHA): You may not treat applicants differently because of these seven protected characteristics:
- Race,
- Color,
- National origin,
- Religion,
- Sex,
- Familial status, or
- Disability
It also bars ads that show a preference and different rental terms for different applicants (42 U.S.C. § 3604).
Equal Credit Opportunity Act (ECOA): Bars credit discrimination, including because income comes from public assistance. Courts differ on whether a lease counts as credit, so count assistance income the same way as wages (15 U.S.C. § 1691).
Americans with Disabilities Act (ADA): Covers places open to the public, such as a leasing office. Disability rules for the rental home itself come from the Fair Housing Act (42 U.S.C. § 12182).
Fair Credit Reporting Act (FCRA): Covers credit, criminal and eviction reports. You need the renter’s consent before screening. Rentari collects it before our screening partner, RentButter, runs the checks (15 U.S.C. § 1681b).
Civil Rights Act of 1866: Bars race discrimination when renting any property, including homes the Fair Housing Act exempts, such as some small owner-occupied buildings (42 U.S.C. § 1982).
Criminal history: HUD warns that blanket bans on applicants with any criminal record can be discriminatory, and an arrest alone does not show that a person did anything.
Further reading: HUD fair housing rights and obligations and FTC guidance for landlords.
Kentucky application laws
Beyond federal law, Kentucky has its own rules on application fees and fair housing. Check both before you send an invite.
Kentucky Law
Kentucky application and screening fees
The rule: We found no Kentucky statute on application or screening fees in the landlord-tenant chapter. Check local rules and any other Kentucky law before you set a fee.
Local rules: Cities and counties can add their own limits. Check local rules before you set a fee.
In Rentari: You choose an optional application fee when you send the invite. It is paid to you on top of any screening fee.
Kentucky Law
Fair housing in Kentucky
Protected classes: For housing covered by KRS 344.360, Kentucky prohibits discrimination because of race, color, religion, sex, familial status, disability or national origin in rental availability, terms and services, negotiations, advertisements and applications. Kentucky's landlord and tenant chapter treats an assistance animal, including a service animal or emotional support animal, as not a pet, and a person with a disability may request a reasonable accommodation to keep one. Unless the disability or disability-related need is readily apparent, you may ask for reliable documentation of the need, including from someone with whom the requester has or had a therapeutic relationship, and may independently verify it. Federal fair housing law and local protections also apply (KRS 344.360; KRS 383.085(2), (3)).
Retaliation: You may not refuse to rent to, or otherwise retaliate against, a person because they are a protected tenant under a qualifying protective order (KRS 383.300(3)).
Accommodations: For covered housing, disability discrimination includes refusing necessary reasonable accommodations in rules, policies, practices or services, and refusing reasonable modifications at the disabled person's expense, subject to the statutory restoration conditions. Where reasonable, interior restoration may be agreed on, but reasonable wear and tear must be excepted. The section also sets accessibility requirements for specified multifamily construction (KRS 344.360(11) to (13)).
Exemptions: State law contains specific exceptions and exemptions, including certain owner-occupied rentals and shared facilities. Have a qualified housing-law professional check the exact property, transaction, federal law and local rules before relying on an exception. A state exception alone does not resolve every applicable protection (KRS 344.362; KRS 344.365).
Age: Use the protections for the transaction you are reviewing. The age-forty-and-over rule in KRS 344.040 concerns employment; it is not one of the listed classes in the housing provision, KRS 344.360. That distinction does not settle protections under other laws or justify blanket screening exclusions. Check the actual housing coverage and applicable federal and local rules (KRS 344.040(1); KRS 344.360).
Pets, ESAs and service animals
Ask about animals on every application, but treat an assistance animal differently from a pet. Here is what to keep in mind:
Pet information: The Rentari application asks whether an animal will live at the property and lets the renter mark an assistance animal.
Not a pet: A service animal or emotional support animal is not a pet. Under federal fair housing law you generally can’t:
- Charge a pet fee, pet deposit or pet rent for one, or
- Apply your pet breed, size or weight limits to it.
Damage: The renter stays responsible for any damage the animal causes.
In Rentari: An assistance animal is routed as a fair housing request and is never charged a pet fee.
Kentucky rules on assistance animals
Pet fees and deposits: You may not charge a pet fee, pet deposit or added rent for an assistance animal, but the tenant is responsible for physical damage it causes if residents with pets are responsible for their pets' damage, and must follow the rules that apply to all residents (KRS 383.085(4)).
Approvals and denials
Apply the same written criteria to every applicant, and handle each decision the same way.
Approval: Choose Accept complete household in the household decision. Your lease draft is ready to review. Before move-in, check Kentucky’s deposit rules:
Lawful reasons to deny: Deny only for reasons in your written criteria that you apply to every applicant, such as income below your standard, credit history, rental history including unpaid rent or eviction judgments, or incomplete or false information. Use criminal history only where Kentucky and local law allow it, and weigh the offense and how long ago it happened.
Adverse action notice: If a screening report contributes to a denial, or to terms such as a co-signer, a higher deposit or higher rent, federal law requires a notice that:
- Names the reporting company and how to reach it,
- Says that company did not make the decision,
- Explains the renter’s right to a free copy of the report within 60 days, and
- Explains the right to dispute the report.
In Rentari: Choose Deny selected applicants and send individual notices in the household decision to send each notice. You make the decision.
Record keeping: Federal law sets no retention period for a private landlord’s applications. A fair housing lawsuit can be filed up to two years after a decision, so keep each application, your written criteria and the decision at least that long (42 U.S.C. § 3613(a)(1)(A)).
Screening reports: When you no longer need a screening report, destroy it securely. The FTC Disposal Rule covers consumer reports (16 C.F.R. Part 682).
Kentucky rental application questions
Can I charge an application fee in Kentucky?
We found no Kentucky statute on application or screening fees in the landlord-tenant chapter. Check local rules and any other Kentucky law before you set a fee.
Who pays for screening on Rentari?
In most states the renter pays the screening fee at the end of the application and nothing is charged to you. Where a state requires the landlord to pay, the invite tells you. The fee is shown before payment.
Can I ask about criminal history?
You choose whether the application asks about criminal convictions; it is off by default. Check Kentucky and local rules first, and avoid blanket bans.