The canonical transition state theory expression for the thermal rate constant, with tunneling correction, is
$$ k(T) = \kappa(T) \frac{k_\mathrm{B}T}{hc^\circ}\exp [-\Delta^\ddagger G/RT]$$
which is just the Eyring equation with a tunneling correction $\kappa(T)$.
The Gibbs free energy of activation, $\Delta^\dagger G$, is calculated using the partition functions (translational, vibrational, and rotational) of the transition state and reactants. These depend on the masses of the atoms, so this is how the kinetic isotope effects are included.
There is also tunneling. If we use the simple semiclassical Wigner correction
$$ \kappa^\mathrm{W}(T) = 1 + \frac{1}{24}|\hbar\omega^\ddagger/k_\mathrm{B}T|^2$$
where $\omega^\ddagger$ is the imaginary frequency of the transition state, we can see that an isotopic substitution would change the frequency and, consequently, the rate constant.
As your question also mentions Density Functional Theory, I would like to point out that in the Born–Oppenheimer approximation the potential energy surface is independent of the nuclear masses, so all isotopic effects are handled as shown above if one uses transition state theory. Even if the DFT description of the PES is very wrong, I think, that overall trends for kinetic isotope effects would be OK.
For some examples of transition state theory calculations of kinetic isotope effects, I recommend the following papers:
E. F. V. de Carvalho, G. D. Vicentini, T. V. Alves, O. Roberto-Neto, Variational transition state theory rate constants and H/D kinetic isotope effects for CH3 + CH3OCOH reactions. J. Comput. Chem. 41, 231–239 (2020).
L. Simón-Carballido, T. V. Alves, A. Dybala-Defratyka, A. Fernández-Ramos, Kinetic Isotope Effects in Multipath VTST: Application to a Hydrogen Abstraction Reaction. J. Phys. Chem. B. 120, 1911–1918 (2016).