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    Arkansas Residential Lease Agreement

    Arkansas caps most security deposits at 2 months' rent (1 exception applies), and requires its return within 60 days after the lease ends.

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    Arkansas lease rules at a glance

    Key Arkansas rules for a residential lease, with the statute behind each
    RuleWhat the law says
    Security deposit cap2 months' rent (with exceptions)Ark. Code Ann. § 18-16-304; § 18-16-303 (exemption) — summarized by the Arkansas Attorney General, Act 459 of 2025, §§ 1-2 (local preemption 'except as provided under § 18-16-304')
    Deposit return deadline60 days after the lease endsArk. Code Ann. § 18-16-305 — summarized by the Arkansas Attorney General
    Late feesNo state cap · grace period: no state grace periodArk. Code Ann. tit. 18, chs. 16-17 (no residential late-fee cap) — Attorney General landlord-tenant overview is silent on late fees, Ark. Code Ann. tit. 18, ch. 17 (no late-fee grace period) — Attorney General landlord-tenant overview
    Landlord entry noticeNo state ruleArk. Code Ann. § 18-17-602 (FindLaw copy, current as of Mar. 28, 2024), Arkansas Attorney General, Landlord and Tenant Rights (no entry rule)
    Ending a month-to-month lease30 days (either side)Ark. Code Ann. § 18-17-704 — Attorney General summary ('one rental period's notice'), Ark. Code Ann. § 18-17-704 (FindLaw copy, current as of Mar. 28, 2024)
    Rent increase noticeNo state ruleArkansas Attorney General, Landlord and Tenant Rights, Ark. Code Ann. § 18-17-704 (FindLaw copy)
    Rent controlNone; cities barred from adopting itAct 459 of 2025, §§ 1-2 (Ark. Code §§ 14-16-601, 14-54-1409)
    Eviction notice for unpaid rent3 days (Written notice to vacate (unlawful detainer))Ark. Code § 18-60-304 (unlawful detainer), as stated by the Arkansas Attorney General, Act 1004 of 2007, § 1 (Ark. Code § 18-17-701(b))

    Arkansas lease disclosures checklist

    Arkansas's Residential Landlord-Tenant Act adds no state move-in disclosure, so the federal lead-paint disclosure, warning statement and EPA pamphlet for pre-1978 housing is the notice a landlord must give before the lease is signed (40 CFR 745.107; Ark. Code § 18-17-101 et seq.). (40 CFR 745.107, Act 1004 of 2007 (Arkansas Residential Landlord-Tenant Act of 2007, Ark. Code § 18-17-101 et seq.), Act 1052 of 2021 (Ark. Code § 18-17-502))

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    Before you sign in Arkansas

    Deposit cap exceptions in Arkansas
    Two months' periodic rent; the deposit subchapter does not apply to individual owners with five or fewer units who manage them themselves Ark. Code Ann. § 18-16-304; § 18-16-303 (exemption) — summarized by the Arkansas Attorney General, Act 459 of 2025, §§ 1-2 (local preemption 'except as provided under § 18-16-304')
    • Individual owner (with spouse, minor children and their rental entities) owns 5 or fewer dwelling units and does not use a paid third-party manager (subchapter does not apply): no cap
    If a deposit is withheld wrongly
    A landlord who wrongfully withholds a deposit can owe the tenant twice the amount withheld plus attorney's fees, unless it proves a bona fide error or good-faith dispute (Ark. Code Ann. § 18-16-306). (Ark. Code Ann. § 18-16-306 — Arkansas Code is officially published via LexisNexis; Attorney General overview of the deposit law)
    Deductions from the deposit
    A landlord who deducts unpaid rent or damages must itemize them in a written notice delivered to the tenant with any balance (Ark. Code Ann. § 18-16-305(a)(2)). (Ark. Code Ann. § 18-16-305(a)(2) — summarized by the Arkansas Attorney General)
    Interest on the deposit
    Arkansas law does not require landlords to pay interest on security deposits (Ark. Code Ann. §§ 18-16-301 to -306 are silent). (Ark. Code Ann. §§ 18-16-301 to -306 (silent on interest) — summarized by the Arkansas Attorney General)
    Rent control and increases
    Arkansas has no rent control, and state law bars counties and cities from controlling rent, rental application fees or deposits on private residential or commercial rentals (Ark. Code §§ 14-16-601(b), 14-54-1409(b), as amended by Act 459 of 2025). (Act 459 of 2025, §§ 1-2 (Ark. Code §§ 14-16-601, 14-54-1409))

    No statewide rent control. Counties, cities and other local governments may not enact, maintain or enforce an ordinance or resolution that would control the amount charged for rent, rental application fees or rental deposits for private residential or commercial property, except as provided under § 18-16-304; they may still manage property in which they hold an interest (Ark. Code §§ 14-16-601, 14-54-1409).

    If rent goes unpaid
    Once rent is five days late the landlord may terminate the rental agreement, and before suing for unlawful detainer the landlord must give the tenant a three-day written notice to vacate (Ark. Code §§ 18-17-701(b), 18-60-304). (Ark. Code § 18-60-304 (unlawful detainer), as stated by the Arkansas Attorney General, Act 1004 of 2007, § 1 (Ark. Code § 18-17-701(b)))

    Arkansas lease FAQs

    How much can a landlord charge for a security deposit in Arkansas?

    Landlords covered by the Residential Security Deposit law may not demand or receive a deposit above two months' rent (Ark. Code Ann. § 18-16-304) (Ark. Code Ann. § 18-16-304; § 18-16-303 (exemption) — summarized by the Arkansas Attorney General).

    How long does a Arkansas landlord have to return a security deposit?

    Landlords must return the deposit, or the balance with a written itemized notice of deductions, within 60 days after the tenancy ends (Ark. Code Ann. § 18-16-305(a)) (Ark. Code Ann. § 18-16-305 — summarized by the Arkansas Attorney General).

    Is there a limit on late fees in Arkansas?

    Arkansas sets no statutory cap on residential late fees, so any late fee must be in the rental agreement and should be a reasonable estimate of the landlord's costs (Ark. Code Ann. tit. 18, ch. 16-17) (Ark. Code Ann. tit. 18, chs. 16-17 (no residential late-fee cap) — Attorney General landlord-tenant overview is silent on late fees). Arkansas law sets no grace period before a residential late fee may be charged, so the lease's due date and any lease grace period control (Ark. Code Ann. tit. 18, ch. 17) (Ark. Code Ann. tit. 18, ch. 17 (no late-fee grace period) — Attorney General landlord-tenant overview).

    How much notice must a Arkansas landlord give before entering a rental?

    Arkansas sets no advance-notice period for landlord entry; the statute only says a tenant may not unreasonably refuse entry for inspections, repairs, services or showings, so notice terms come from the lease (Ark. Code Ann. § 18-17-602) (Ark. Code Ann. § 18-17-602 (FindLaw copy, current as of Mar. 28, 2024)).

    How much notice ends a month-to-month tenancy in Arkansas?

    Under Arkansas's Residential Landlord-Tenant Act, a landlord or tenant ends a month-to-month tenancy with written notice given at least 30 days before the termination date stated in it (Ark. Code Ann. § 18-17-704) (Ark. Code Ann. § 18-17-704 — Attorney General summary ('one rental period's notice')).

    What disclosures does a Arkansas lease need?

    Arkansas's Residential Landlord-Tenant Act adds no state move-in disclosure, so the federal lead-paint disclosure, warning statement and EPA pamphlet for pre-1978 housing is the notice a landlord must give before the lease is signed (40 CFR 745.107; Ark. Code § 18-17-101 et seq.). The list covers Lead-based paint disclosure, lead warning statement and EPA pamphlet.

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