Free Arkansas Room Rental Agreement Template

Last reviewed September 2026

Written by LawLease Editorial

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Arkansas Room Rental Agreement

This Room Rental Agreement is built with Arkansas as the governing state. These are the Arkansas landlord-tenant rules that most often bear on it, with the statute for each.

Arkansas rules at a glance

Arkansas rules for a Room Rental Agreement
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
Deposit double damages	Wrongfully withholding a deposit exposes a covered landlord to twice the amount withheld plus attorney’s fees (§18-16-306).
Landlord entry	No statutory notice period — the lease controlsArk. Code §18-17-602
Late fees	No statutory cap or grace period; set by the lease

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.

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 Room Rental 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).

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.

Room Rental Agreement in other states

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