Arkansas Commercial Eviction Process
A detailed guide to the commercial eviction and unlawful detainer process for commercial landlords in Arkansas.
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Arkansas Commercial Eviction Process
Evicting a commercial tenant in Arkansas is generally governed by the state’s Unlawful Detainer statutes (Arkansas Code § 18-60-304), combined with strict adherence to the default provisions outlined in the commercial lease agreement. Because Arkansas highly favors freedom of contract in commercial settings, the lease essentially dictates what constitutes a default and the specific notices required before litigation can begin.
1. Establishing Default Based on the Lease
Before initiating any legal action, a commercial landlord must determine that a tenant is fundamentally in default of the lease.
Common grounds for commercial eviction include:
- Monetary Default: Failure to pay base rent, percentage rent, Common Area Maintenance (CAM) charges, taxes, or insurance.
- Non-Monetary (Incurable) Default: Using the property for an illegal purpose or a use explicitly prohibited by the lease.
- Non-Monetary (Curable) Default: Failure to maintain the property, unauthorized alterations, or failure to maintain required business hours (common in retail).
2. Delivering the Notice to Quit / Notice to Cure
The first step in the eviction process is delivering a formal notice to the tenant. The timeline and type of notice are primarily driven by the lease agreement.
If the Lease Specifies Notice Periods
Arkansas courts will strictly enforce the notice provisions agreed upon in the commercial lease. For example, if the lease states the tenant has "10 days to cure a monetary default" and "30 days to cure a non-monetary default," the landlord must deliver a notice reflecting those exact timelines.
If the Lease is Silent (Statutory Default)
If the commercial lease fails to outline notice periods for default, Arkansas’s general statutory eviction laws apply. Under general Unlawful Detainer rules:
- Failure to Pay Rent: The landlord must issue a 3-Day Notice to Quit. If the tenant fails to pay the owed rent or vacate within three days, the landlord may file for eviction.
- Lease Violations: For non-monetary breaches, a 14-Day Notice to Comply or Quit is typically used, giving the tenant 14 days to remedy the violation to avoid eviction.
Note: Commercial leases are rarely silent on these matters, and the lease terms will supersede the statutory defaults.
3. Filing the Unlawful Detainer Lawsuit
If the tenant fails to cure the default or vacate the premises before the notice period expires, the landlord’s attorney will file a Complaint for Unlawful Detainer in the Circuit Court of the county where the commercial property is located.
Arkansas Commercial Eviction Process in arkansas
Establish Default
Determine that the tenant is in default based on the lease terms - monetary default, non-monetary curable, or non-monetary incurable.
Deliver Notice to Quit or Cure
Deliver a formal notice per the lease terms. If the lease is silent, use the statutory defaults (3 days for nonpayment, 14 days for lease violations).
File Unlawful Detainer Complaint
If the tenant fails to cure or vacate, file a Complaint for Unlawful Detainer in the Circuit Court of the county where the property is located.
Serve the Tenant
The tenant is formally served with the summons and complaint and has 5 days (excluding Sundays and holidays) to file a written objection.
Writ of Possession Issued
If no objection is filed, the court clerk issues a Writ of Possession. If objected, a hearing is scheduled. The sheriff executes the writ to restore possession to the landlord.
- Filing the Complaint: The landlord files the complaint and a Notice of Intention to Issue Writ of Possession.
- Serving the Tenant: The tenant must be formally served with the summons and complaint.
- Tenant's Response: Under Arkansas law, once served with a Notice of Intention to Issue Writ of Possession, the tenant typically has five (5) days (excluding Sundays and legal holidays) to file a written objection with the court.
4. The Writ of Possession and Court Hearing
If the commercial tenant does not object within the five-day window, the court clerk will issue a Writ of Possession, which directs the county sheriff to remove the tenant and restore possession of the premises to the landlord.
If the tenant does file a written objection within five days, a hearing will be scheduled.
- During the hearing, the judge will determine which party is entitled to temporary possession of the property while the full lawsuit proceeds.
- If the tenant wishes to remain in the property pending the final outcome of the trial, Arkansas law often requires them to post a bond or pay rent into the court registry.
5. Execution of the Eviction
Once a Writ of Possession is issued (either by default or after a hearing), it is delivered to the local sheriff's department. The sheriff will execute the writ, physically removing the tenant if they have not already vacated, and allowing the landlord to change the locks and secure the commercial space.
See our Commercial Lease Requirements guide for how to structure default clauses.
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