Free Arkansas Lease & Rental Agreement

Last updated September 27, 2026

Written by LawLease Editorial

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Arkansas Residential Lease Agreement

A Arkansas residential lease (also called a Arkansas rental agreement) sets the rent, term and house rules for a home rental. An Arkansas residential lease agreement is governed by the Arkansas Residential Landlord-Tenant Act of 2007 (Ark. Code §18-17-101 et seq.), the security-deposit statute (§18-16-301 et seq.) and the unlawful-detainer laws. Arkansas is one of the most landlord-friendly states: deposit rules don’t apply at all to many small landlords, there’s no entry-notice statute, and only a narrow set of habitability standards has applied since 2021.

Arkansas landlord–tenant law at a glance

Arkansas residential lease law summary
Security deposit limit	2 months’ rent (landlords with ≤5 self-managed units are exempt)Ark. Code §§18-16-303, -304
Deposit return	60 days, with a written itemization of any deductionsArk. Code §18-16-305
Late fees	No statutory cap or grace period; set by the lease
Rent-increase notice	No specific statute; month-to-month uses the 30-day periodic noticeArk. Code §18-17-704
Landlord entry	No statutory notice period — the lease controlsArk. Code §18-17-602
Month-to-month termination	30 days’ written noticeArk. Code §18-17-704
Nonpayment eviction notice	3-day written notice to quit before unlawful detainerArk. Code §18-60-304(3)
Rent control	Prohibited statewideArk. Code §§14-54-1409, 14-16-601

Security deposits in Arkansas

Arkansas caps the security deposit at two months’ periodic rent (§18-16-304) and gives landlords 60 days to return it (§18-16-305). But those rules come with an exemption found nowhere else: the entire deposit statute doesn’t apply to a landlord who — together with a spouse and minor children, and entities they control — owns five or fewer dwelling units, unless a third party is paid to manage them, including collecting rent (§18-16-303).

Who’s covered — Landlords with six or more units, and any landlord (even with one unit) who uses a paid property manager. Exempt landlords are still bound by whatever deposit terms the lease itself states.
What can be deducted — Accrued unpaid rent and damages the landlord suffered because of the tenant’s noncompliance with the lease, itemized in a written notice (§18-16-305).
60-day return — The deposit balance and itemized notice are due within 60 days of the end of the tenancy. Mailing both by first-class mail to the tenant’s last known address satisfies the requirement (§18-16-305(b)).
Double damages — A landlord who fails to comply can owe the money due plus twice the amount wrongfully withheld, costs and reasonable attorney’s fees — reduced to costs and the sum withheld if the landlord proves a good-faith dispute over the amount or an error despite reasonable procedures (§18-16-306).

Rent, late fees & rent increases

Arkansas has no statute capping residential late fees or requiring a grace period. A late fee should be written into the lease and kept to a reasonable estimate of the landlord’s loss.

Rent increases — There’s no rent-increase notice statute. Rent can’t change during a fixed term unless the lease allows it; for month-to-month, give at least the 30 days needed to end the tenancy (§18-17-704).
Rent control — Cities and counties can’t enact or enforce any ordinance controlling the amount of rent on private residential property (§§14-54-1409, 14-16-601).
No rent withholding — Even where the 2021 habitability standards are breached, a tenant may not offset or withhold rent (§18-17-502).

Landlord entry & access

Arkansas sets no statutory notice period for landlord entry. The statute simply says a tenant may not unreasonably withhold consent to entry to inspect, make repairs or improvements, supply services, investigate possible lease violations or criminal activity, or show the unit to buyers, lenders, tenants or contractors — and that a tenant may not change the locks without the landlord’s permission (§18-17-602).

Because the law is silent on timing, the notice period written into the lease is what governs. Stating a reasonable advance-notice window (24 hours is common) avoids disputes and quiet-enjoyment claims.

Ending an Arkansas tenancy

Notice to end an Arkansas tenancy with no fixed term (§18-17-704)
Week-to-week	7 days
Month-to-month	30 days

Nonpayment of rent — If rent isn’t paid within 5 days of the due date, the landlord may terminate the rental agreement (§18-17-701(b)). Before filing an unlawful-detainer action, the landlord serves a 3-day written notice to quit and demand for possession (§18-60-304(3)).
Other breaches — For a noncompliance other than rent, written notice specifying the breach gives the tenant 14 days to remedy it before the agreement terminates (§18-17-701(a)).
Holdover — A willful holdover can cost the tenant up to the greater of three months’ rent or twice actual damages, plus reasonable attorney’s fees (§18-17-704(c)).
Military — Servicemembers with qualifying orders can end a lease early under the federal SCRA (50 U.S.C. §3955).

Required disclosures in Arkansas

Arkansas imposes few state-specific lease disclosures — no statutory radon, mold, bedbug or flood notice for ordinary residential leases.

Lead-based paint — Federal law requires the lead warning statement, the EPA pamphlet and disclosure of known hazards for housing built before 1978 (42 U.S.C. §4852d).

Habitability & repairs

For decades Arkansas had no implied warranty of habitability. Act 1052 of 2021 created limited minimum standards for leases entered into or renewed after November 1, 2021: an available source of hot and cold running water and electricity, potable drinking water, a working sanitary sewer and plumbing system, a functioning roof and building envelope, and working heating and air-conditioning if the unit was equipped with them (§18-17-502).

The tenant’s remedy is narrow. If rent is current and the landlord doesn’t fix a failure within 30 days after receiving the tenant’s written notice by certified mail, the tenant may terminate without penalty and get the security deposit back — but may not withhold or offset rent. The landlord isn’t liable for failures caused by acts of God, utility outages or similar force majeure events (§18-17-502).

Tenant protections that apply

Arkansas has no general statute barring retaliatory eviction or rent increases, which sets it apart from nearly every other state.

Court process required — Possession is recovered through an unlawful-detainer action in court after the required notice (§18-60-304) — landlords should not use lockouts or utility shut-offs to force a tenant out.
Deposit double damages — Wrongfully withholding a deposit exposes a covered landlord to twice the amount withheld plus attorney’s fees (§18-16-306).
Habitability exit — The 2021 minimum standards are implied by law into every lease entered into or renewed after November 1, 2021 (other than lease-to-purchase agreements), along with the tenant’s right to terminate if a failure isn’t fixed within 30 days after written notice sent by certified mail (§18-17-502).

Arkansas lease agreement FAQs

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

Up to two months’ rent (Ark. Code §18-16-304) — but only if the deposit statute applies to you. A landlord who, with family and controlled entities, owns five or fewer units and manages them without a paid third party is exempt from the deposit rules entirely (§18-16-303).

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

Sixty days after the tenancy ends, with a written itemization of any deductions for unpaid rent or damage (§18-16-305). A wrongful withholding can cost the landlord twice the amount withheld plus attorney’s fees (§18-16-306).

How much notice does an Arkansas landlord need to give before entering?

Arkansas law sets no minimum. The tenant may not unreasonably refuse entry for inspections, repairs, investigating lease violations or showings (§18-17-602), so the notice period written into the lease governs — 24 hours is a common, reasonable choice.

Is there a cap on late fees in Arkansas?

No. Arkansas has no statutory cap or grace period for residential late fees; the amount is set by the lease and should be reasonable.

How much notice is required to end a month-to-month lease in Arkansas?

Thirty days’ written notice from either party; a week-to-week tenancy needs 7 days (§18-17-704). There’s no separate rent-increase statute, so the same 30 days is the practical minimum to change rent on a month-to-month tenancy.

How does eviction for unpaid rent work in Arkansas?

If rent is 5 days past due the landlord may terminate the rental agreement (§18-17-701(b)), then serve a 3-day written notice to quit before filing an unlawful-detainer action in court (§18-60-304(3)).

Does an Arkansas lease need to be notarized?

No. A residential lease is binding once both parties sign; notarization isn’t required. A lease longer than one year should be in writing to be enforceable.

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