Arkansas Landlord-Tenant Laws: Complete Guide for Property Owners

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. The regulatory environment is defined by the Unlawful Detainer Act of 1875 (effective March 2, 1875), the Arkansas Residential Landlord-Tenant Act of 2007 (effective July 1, 2007), and the landmark Act 1052 of 2021 (effective November 1, 2021), which introduced implied habitability standards (codified at A.C.A. § 18-17-502) for the first time in state history.

Key Arkansas Rental Laws at a Glance

Official Law Citation: Arkansas residential tenancies are governed by the Arkansas Residential Landlord-Tenant Act of 2007 (A.C.A. Title 18, Chapter 17Preview unavailable) and general provisions in Chapter 16Preview unavailable. The Unlawful Detainer Act (A.C.A. § 18-60-301 et seq.) provides the primary civil eviction framework, while Act 1052 of 2021Preview unavailable (codified at A.C.A. § 18-17-502) mandates implied habitability standards effective November 1, 2021.

Security Deposits

Arkansas limits security deposits for landlords who rent six or more dwellings or use a third-party manager for a fee to two months' periodic rent. There is no statutory allowance for higher deposits on furnished units. Smaller landlords (five or fewer units, not managed by a third party) are generally not subject to this cap.

Landlords must return the deposit and/or a written itemized list of deductions within 60 days of the termination of the tenancy and delivery of possession. No interest is required.

For more detail, see our Security DepositsPreview unavailable deep dive.

Rent Control and Increases

Arkansas has no statewide rent control. Landlords are free to set rental prices and raise them as they see fit. For month-to-month tenancies, landlords must provide at least one full rental period's written notice before a rent increase takes effect.

For more detail, see our Rent IncreasesPreview unavailable guide.

Eviction Procedures

Arkansas has a unique eviction framework that includes both civil and criminal pathways for nonpayment of rent - making it the only state in the U.S. that criminalizes failure to pay rent. Landlords must wait five days after the rent due date before terminating a lease for nonpayment (A.C.A. § 18-17-701(b)).

At-Fault Evictions

• 3-Day Unconditional Notice to Quit - for nonpayment of rent (civil path, A.C.A. § 18-60-304).
• 10-Day Notice to Quit - for nonpayment of rent (criminal path, A.C.A. § 18-16-101). Failure to vacate is a misdemeanor punishable by a fine of $1.00 to $25.00 for each day the tenant remains.
• 14-Day Notice to Cure or Vacate - for lease violations.
• Immediate Notice - for illegal activity on the premises.

No-Fault Evictions

• 30-Day Notice - for terminating a month-to-month tenancy.
• 7-Day Notice - for terminating a week-to-week tenancy.

For more detail, see our Eviction ProcessPreview unavailable guide.

Required Disclosures

Arkansas requires relatively few mandatory disclosures compared to other states:

1. Lead-Based Paint - for properties built before 1978 (federal requirement, 42 U.S.C. § 4852d).
2. Landlord/Manager Identity - name and address of the property manager and the owner (A.C.A. § 18-17-303).

For more detail, see our Required DisclosuresPreview unavailable guide.

Maintenance and Habitability

Before 2021, Arkansas was the only U.S. state without an implied warranty of habitability. Act 1052 (codified at A.C.A. § 18-17-502) changed this for all leases entered or renewed after November 1, 2021. Landlords must now ensure units have:

• Available source of hot and cold running water and potable drinking water
• Available source of electricity
• Sanitary sewer system and plumbing conforming to codes at the time of installation
• Functioning roof and building envelope
• Functioning heating and air conditioning (if provided at the start of the lease)

If a landlord fails to remedy habitability issues within 30 days of written notice, the tenant's sole remedy is to terminate the lease without penalty. Tenants cannot withhold rent or use the "repair and deduct" remedy in Arkansas (A.C.A. § 18-17-502(d)).

For more detail, see our Maintenance ObligationsPreview unavailable guide.

Late Fees

Arkansas has no statutory cap on late fees. Fees must be "reasonable" and clearly outlined in the lease agreement. There is no mandatory grace period for applying late fees, though landlords must wait five days after rent is due before they can begin eviction proceedings for nonpayment (A.C.A. § 18-17-701(b)).

For more detail, see our Late FeesPreview unavailable guide.

Getting Started with Compliance

Managing rental properties in Arkansas requires careful attention to the evolving habitability standards, the unique criminal eviction pathway, and strict deposit return timelines. Landager helps landlords track compliance, manage lease terms, and stay updated when regulations change.

Explore more Arkansas compliance topics:

• Security DepositsPreview unavailable
• Eviction ProcessPreview unavailable
• Required DisclosuresPreview unavailable
• Rent IncreasesPreview unavailable
• Lease RequirementsPreview unavailable
• Maintenance ObligationsPreview unavailable
• Late FeesPreview unavailable