Kentucky HOA CC&R & Architectural Enforcement

Restrictive covenants and architectural controls in Kentucky are enforced as recorded deed restrictions under common law, not under a dedicated HOA enforcement statute. Courts apply contract and real-property covenant doctrine, requiring the restriction to be in the recorded declaration and reasonably applied. For planned communities formed after June 29, 2023, KRS 381.785–.801 supplies a statutory layer: owners may amend the declaration only 'by consent of eighty percent (80%) of the owners,' and KRS 381.793(3) holds unincorporated-board directors to the fiduciary standards in KRS 273.215 and 273.229. Older traditional communities have no such statute, so architectural-committee authority, approval timelines, and remedies (injunction, forced removal, attorney fees) are whatever the declaration provides, enforced through the courts.

No specific statutory penalty. Remedies for a covenant or architectural violation are those in the recorded declaration plus common-law contract relief, typically an injunction to compel compliance or removal, with attorney fees only if the declaration allows them.