By Louisville Senior Advisor Care Team · October 8, 2026
Kentucky requires every assisted living lease, in at least 12-point type, to cover 14 items, from fee structure and 30-day notice of fee changes to refund policy and a grievance process. If a lease you are handed is missing one, ask for it in writing before signing.
Why does Kentucky regulate the lease?
Assisted living in Kentucky is built on a lease rather than an admission agreement. The lease is where services, fees and move-out rules are defined, and KRS 194A.713 sets the minimum contents. The statute was rewritten in 2022 Ky. Acts ch. 20, the same law that moved assisted living from certification to licensure under the Office of Inspector General. It requires the lease to be in no smaller than 12-point type.
What must the lease contain?
| # | Required item (KRS 194A.713) | What to check |
|---|---|---|
| 1 | Resident data: emergency contact, responsible party, physician, preferences, advance directive if desired | Names spelled right; directive attached if wanted |
| 2 | Termination policy | What ends the lease, from either side |
| 3 | Terms of occupancy | Start date, unit, term |
| 4 | General services and fee structure | Base rent and what it includes |
| 5 | Specific services, unit description, associated fees | Every add-on priced |
| 6 | Provisions for modifying services and fees | How care levels change price |
| 7 | At least 30 days' notice of fee-structure changes | Exact notice period |
| 8 | At least 30 days' move-out notice for nonpayment | Notice and cure terms |
| 9 | Help finding new housing after a move-out notice | Who helps and how |
| 10 | Refund and cancellation policies | Deposits, prorating, death |
| 11 | Special programming, staffing or training, if marketed | Matches what the tour promised |
| 12 | Other community rights, policies and procedures | House rules |
| 13 | Resident rights and responsibilities, including outside services | Can you hire private aides or hospice? |
| 14 | Grievance policy with confidentiality and resolution process | Who hears complaints, how fast |
Which items cause the most problems later?
Items 5 and 6, specific fees and how they change, cause the most disputes. Kentucky communities must complete a functional needs assessment at move-in and update it when a resident's condition changes, at least every 12 months, and many tie care-level charges to that assessment. Ask for the assessment tool and the price attached to each level, and ask for a copy of your parent's assessment, which KRS 194A.705(6) entitles the resident to receive.
Item 11 is the other one. If a community marketed dementia programming or specialized staffing during the tour, the lease must describe it. For a secured dementia unit, the community must also hold an ALC-DC license and hand over its dementia-care policies at move-in.
What does item 13 mean for private help and hospice?
KRS 194A.705(3) lets residents arrange additional services, including health services and hospice from a licensed hospice program, directly with outside providers if the community's policies allow it, and 194A.705(4) requires the community to explain those policies in writing at signing. This matters for families who want to add a private aide a few hours a day, or who expect a parent to receive hospice in place later. Get the policy before signing, not after.
What should we do before signing?
Take a blank copy home. Read it with the checklist above. Compare refund and cancellation terms between communities, because they vary more than base rents. Confirm the licensee named in the lease matches the licensee on OIG's roster, and confirm the license type covers the care your parent needs. Then ask for any missing item in writing.
If a problem arises after move-in, start with the grievance process in item 14. Licensing violations can be reported to OIG's Northern Branch at 502-595-4958. Residents of personal care homes and nursing homes can also get help from the long-term care ombudsman through KIPDA.
What is not on the list but worth asking?
The statute sets a floor. It does not require the lease to state staffing levels, a cap on annual increases, or what happens to prepaid fees if the community is sold. Ask about each. Also ask how the community handles a resident's temporary hospital or rehab stay: whether rent continues, whether the apartment is held, and whether a reassessment is required before return. Kentucky allows residents who are temporarily non-ambulatory to remain, but the lease and the functional needs assessment shape what happens in practice.
Who can help us review a lease?
An elder law attorney can review a lease for a fee, and many families find that worthwhile for an entrance-fee or continuing-care contract. For a standard month-to-month assisted living lease, the checklist above covers what Kentucky law requires. KIPDA's Aging & Disability Resource Center at (502) 266-5571 can answer questions about benefits that affect affordability, and we can walk through any lease a family is weighing at no charge.
Frequently asked questions
How much notice must a Kentucky assisted living community give before raising rates?
At least 30 days, under KRS 194A.713(7).
Can a Kentucky assisted living community evict for nonpayment without notice?
No. The lease must provide at least 30 days' move-out notice for nonpayment, and the community must help the resident find appropriate housing.
Does the lease have to mention hospice?
The lease must state the community's policy on residents arranging outside services, which KRS 194A.705(3) says can include licensed hospice.
What font size must a Kentucky assisted living lease use?
No smaller than 12-point type.
