Arkansas Lease Agreement Requirements: Essential Clauses and Rules
Discover what Arkansas landlord-tenant law requires in a lease agreement, including mandatory clauses, prohibited provisions, and oral vs. written lea...
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
A well-constructed lease agreement is the single most important document for any rental property in Arkansas. Effective January 1, 2008, the Arkansas Residential Landlord-Tenant Act of 2007 (A.C.A. § 18-17) established the primary framework for these agreements. Given the state's landlord-friendly legal environment, having clear, thorough lease terms is essential for protecting both your investment and your legal standing in the Circuit Court.
Written vs. Oral Leases
Official Law Citation: The rules and regulations outlined on this page are strictly configured under the official Arkansas Residential Landlord-Tenant Act of 2007 (A.C.A. § 18-17). Landlords must always ensure their lease agreements directly adhere to this state code.
Arkansas law recognizes oral lease agreements as valid, but only for tenancies lasting less than one year. Any lease intended to last one year or longer must be in writing to be enforceable under the Statute of Frauds.
Even for short-term or month-to-month tenancies, a written lease is strongly recommended. Oral agreements are extremely difficult to enforce in court because there is no documented record of the agreed-upon terms.
Essential Components of an Arkansas Lease
An Arkansas lease agreement should clearly define:
- Identification of Parties: Full legal names of the landlord (or property management company) and all adult tenants.
- Property Description: Complete street address including the unit number.
- Lease Term: Whether the agreement is a fixed-term lease (with start and end dates) or a month-to-month/week-to-week tenancy.
- Rent Details: The amount of rent, when it is due (typically the first of the month), acceptable payment methods, and consequences of late payment.
- Security Deposit: The amount, permissible deductions, and the 60-day return timeline.
- Late Fee Policy: The exact amount or percentage of late fees and when they apply. Fees must be reasonable.
- Occupancy Limits: Who is authorized to live in the unit.
- Pet Policy: Whether pets are allowed, any restrictions, and the amount of any pet deposit.
- Maintenance Responsibilities: Clearly distinguish landlord vs. tenant maintenance duties.
- Landlord Entry: Although Arkansas has no statutory notice requirement for entry, including a provision (e.g., 24-hour notice) prevents disputes.
Required Disclosures in the Lease
Certain disclosures should be embedded in or attached to the lease under A.C.A. § 18-17-303 and other applicable statutes:
- Lead-Based Paint Disclosure - for properties built before 1978 (Federal requirement).
- Landlord/Manager Contact Information - name and address of the person authorized to manage the premises (A.C.A. § 18-17-303).
- Flood Zone Status - if applicable.
See our Required Disclosures guide for full details.
Prohibited Lease Clauses While
Arkansas does not define as many prohibited clauses as some states, certain provisions are unenforceable:
- Waiver of habitability rights - A lease cannot require a tenant to waive their rights under Act 1052 (for leases entered or renewed after November 1, 2021).
- Waiver of right to terminate - If the landlord fails to comply with habitability standards within 30 days, the tenant has the right to terminate the lease, and this right cannot be waived.
- Exculpatory clauses - Provisions that attempt to relieve the landlord of all liability for injuries or damages caused by the landlord's negligence may be unenforceable.
Lock Changes for Domestic Violence
Under Arkansas law, if a tenant provides documentation of domestic violence, the landlord is required to change or re-key the locks on the rental unit. The cost of this service may be passed to the tenant.
Frequently Asked Questions
▶What are the Arkansas lease requirements for rental properties?
Arkansas recognizes both written and oral leases, though written leases are strongly recommended for terms longer than one year. Lease agreements should include the rent amount, payment due date, security deposit terms, maintenance responsibilities, and rules regarding entry, pets, and subletting. Certain lease clauses that waive tenant statutory rights may be void and unenforceable under Arkansas law.
▶What are the Arkansas landlord-tenant laws every property owner should know?
Arkansas is widely considered one of the most landlord-friendly states in the country. Its laws place significant responsibility on tenants and grant landlords broad discretion in setting lease terms. However, the landmark Act 1052 of 2021 introduced implied habitability standards, significantly updating the legal legal environment for rental properties first entering a lease after November 1, 2021. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What is the Arkansas eviction process and how long does it take?
The Arkansas eviction process requires landlords to provide written notice to tenants before filing a court action. The type and length of notice depends on the reason for eviction — typically shorter for non-payment of rent and longer for lease violations or no-fault terminations. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal in Arkansas. The full court process varies but typically takes several weeks.
Read the complete guide▶What are the Arkansas security deposit rules and return deadlines?
Arkansas has specific rules governing how much landlords can charge for security deposits, how deposits must be held, and the deadline for returning deposits after a tenant moves out. Landlords must provide an itemized statement of any deductions made from the deposit. Failure to comply with deposit return deadlines can result in penalties and the forfeiture of the landlord's right to claim deductions.
Read the complete guide▶What are the Arkansas rent increase laws and caps for landlords?
Arkansas has specific rules governing when and how landlords can increase rent. During a fixed-term lease, rent generally cannot be increased unless the lease explicitly allows it. For month-to-month tenancies, landlords must provide proper written notice before an increase takes effect. Check whether Arkansas has any local rent control ordinances that may impose additional caps or requirements.
Read the complete guide▶What is the grace period for late rent in Arkansas?
Arkansas has specific rules regarding grace periods for late rent and the amount that can be charged as a late fee. Late fee provisions must be stated in the lease agreement, and fees must be reasonable. Check Arkansas state law and any applicable local ordinances for the exact grace period and late fee limits that apply to your rental property.
Read the complete guide▶What disclosures must Arkansas landlords provide to tenants?
Arkansas landlords must provide certain disclosures to tenants before or at the time of lease signing. Common required disclosures include lead-based paint hazards (for pre-1978 buildings, a federal requirement), the identity of the landlord or property manager, and any known material defects in the property. Additional state-specific disclosures may include flood risk, mold hazards, and environmental conditions.
Read the complete guide▶What are Arkansas landlord maintenance obligations and habitability standards?
Arkansas landlords must maintain rental properties in a condition that is fit for habitation and complies with applicable building, housing, and health codes. This includes maintaining structural integrity, plumbing, heating and cooling systems, electrical systems, and pest control. Tenants typically have the right to request repairs in writing, and if repairs are not made within a reasonable time, tenants may have legal remedies available.
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