Arkansas Security Deposit Law: Deadlines & Penalties
Arkansas landlords covered by the deposit law must return the deposit within 60 days after the tenancy ends and the tenant gives up possession. Deductions are allowed for unpaid rent and for damages the landlord suffered because the tenant didn't meet their obligations under the lease. Deposits are capped at two months' rent.
If anything is withheld, the landlord must send a written, itemized list of the deductions along with any balance within the same 60 days. Note an important exception: the deposit rules don't apply to units owned by an individual who, together with a spouse, minor children and their rental businesses, owns five or fewer rental units, unless a third party manages the units or collects rent for a fee.
A covered landlord who doesn't follow the deposit law can be ordered to return the money due plus damages of twice the amount wrongfully withheld, along with court costs and reasonable legal fees. That penalty drops to the amount withheld plus costs if the landlord proves an honest error despite reasonable procedures, or a good-faith dispute over the amount. Claims of $5,000 or less can be filed in the small claims division of Arkansas district court.
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Arkansas: common questions
How long does an Arkansas landlord have to return a deposit?
60 days after the tenancy ends and you return possession. Within that time the landlord must return the deposit or send an itemized written list of deductions with any remaining balance.
Does the Arkansas deposit law apply to every landlord?
No. It doesn't cover units owned by an individual who, with a spouse, minor children and their rental businesses, owns five or fewer rental units, unless the units are managed by a third party for a fee. If your landlord is a property management company or a larger owner, the rules apply.
What is the penalty for wrongfully keeping a deposit in Arkansas?
A landlord who doesn't comply may be ordered to return the money due plus damages of twice the amount wrongfully withheld, court costs and reasonable legal fees. The deposit law also limits deposits to two months' rent, so any overcharge at move-in is worth raising too.
Can I file in Arkansas small claims court for my deposit?
Yes. Each Arkansas district court has a small claims division for disputes of $5,000 or less, and security deposit cases are common there. Bring your lease, move-in and move-out photos, any itemized list you received and a copy of this letter with proof of mailing.
Compare nearby states
| State | Return deadline | Itemized list | Small claims limit |
|---|---|---|---|
| Arkansas | 60 days | Required | $5,000 |
| Louisiana | See statute | Required | $5,000 |
| Mississippi | 45 days | Required | $3,500 (justice court) |
| Missouri | 30 days | Required | $5,000 |
| Oklahoma | 45 days | Required | $10,000 |
| Tennessee | See statute | Required | $25,000 (general sessions court) |
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