Kentucky Move-In and Move-Out Damage Listings: Why the Signature Matters
Kentucky’s deposit statute turns on two signed lists: the damage listing before the tenant pays and the one at move-out. Here is what each must say, why the signature is conclusive and how to dissent.
What is the move-in listing?
Before a prospective tenant hands over anything that counts as a security deposit, the landlord must present a comprehensive listing of any existing damage that could be the basis for a charge against the deposit, with the estimated dollar cost of repairing it. The tenant has the right to inspect the premises to check the listing before taking occupancy, and both sign it (KRS 383.580(2)). The Kentucky security deposit calculator covers the dates; the listings cover the money.
Why does the signature matter?
The signatures are conclusive evidence of the accuracy of the listing, though not of latent defects. A tenant who signs a move-in list that ignores a stained carpet cannot later say it was clean. A tenant who disagrees must state specifically in writing which items are disputed and sign that statement of dissent.
What is the move-out listing?
At the end of the tenancy the landlord inspects the premises and compiles a comprehensive listing of any damage that is the basis for a charge against the deposit, with the estimated cost of repair. The tenant has the right to inspect to check it, and both sign; a tenant who refuses must dissent in writing on the specific items and sign the dissent (383.580(3)).
What if the tenant does not dissent?
A tenant who disputes the final listing may bring an action in district court, but the claim is limited to the items from which the tenant specifically dissented. A tenant who neither signs the listing nor dissents on specific items is not entitled to recover damages under the section (383.580(5)). Dissent in writing the same day.
What if the landlord skips the listings?
The statute says a landlord may retain no part of the deposit if the deposit was not in a separate account and the listings were not provided (383.580(4)); how a court reads the “and” is a question for a lawyer. If a landlord pressures you to sign without inspecting, write “signed under protest” and list your objections.
What makes a good listing?
One that names the room, the item and the condition, with a dollar estimate for each repair. A line that says only “walls” or “carpet” is the kind of listing a tenant can dispute. Photographs with dates, taken at move-in and move-out, are the best companion to either list.
A worked example
A tenant signs a move-in listing that records a cracked bathroom tile, a $120 repair estimate and a scuffed hallway wall. At move-out the landlord’s listing records the same tile and adds a burn mark on the counter at $300. The tenant signs the listing for the tile and writes: “I dissent from the counter burn; it was there at move-in, see photo dated the first day.” Only the counter item is open to a claim in district court, because the tenant signed the rest and dissented specifically on that one.
A checklist for landlords
Inspect with the tenant present; list each item with a dollar estimate; offer the tenant the chance to inspect and sign; keep your own photographs; and keep both listings with the lease and the account records.
A checklist for tenants
Take dated photographs of every room before you move in and when you leave; inspect with the listing in hand; sign only what is accurate; and write your dissent on the specific items, the same day.
Where to get help
The district court clerk and legal aid can explain how to bring a claim over a final listing. Bring the lease, the listings and your photographs.
Frequently asked questions
What damage listings does Kentucky require?
A signed move-in list before the tenant pays a deposit and a signed move-out list at the end of the tenancy.
Are signed listings final?
They are conclusive evidence of accuracy, except for latent defects.
What if I disagree with the move-out list?
State in writing the specific items you dissent from and sign the statement.
What if the landlord gives no listings?
If it also did not use a separate account, it may keep nothing; ask a lawyer how courts read that rule.
Can I sue over the move-out list?
Yes, in district court, limited to the items you dissented from.
Official sources
A local landlord-tenant attorney can review your situation — many offer a free consultation.
This is general information, not legal advice. It is based on the cited Kentucky statutes, rules and court opinions, and every case turns on its own facts. Confirm how the law applies to your situation with a licensed Kentucky attorney.