Arkansas Security Deposit Demand Letter (Ark. Code § 18-16-305)

Moved out and still waiting on your deposit? A clear, written demand is usually the first step — and often the last one needed. Answer the questions below and your letter fills itself in as you type.

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[Your full name]
[Your forwarding address]

October 15, 2026

[Landlord or property manager name]

Re: Demand for return of security deposit — [Rental address]

Dear [Landlord or property manager name],

I was a tenant at [Rental address] and moved out on [Move-out date]. At the start of my tenancy I paid a security deposit of [Deposit amount ($)]. So far none of my deposit has been returned, and I have not received an itemized statement of deductions.

Under Arkansas Code § 18-16-305, a landlord must return the security deposit, with a written, itemized list of any amounts withheld, within 60 days after the tenancy ends and the tenant delivers possession. Based on my move-out date, that deadline was [Move-out date].

Please send [Deposit amount ($)] to me at the forwarding address above within 14 days of the date of this letter. If you believe you are entitled to keep any part of the deposit, please send a written, itemized statement of each deduction, with copies of receipts or invoices.

If I have not received the deposit or a proper itemized statement by October 29, 2026, I intend to file a claim in small claims court, where I may ask for the amount wrongfully withheld, plus damages of twice that amount, court costs and reasonable legal fees.

I would prefer to resolve this without going to court, and I am keeping a copy of this letter and proof of mailing for my records.

Sincerely,

[Your full name]

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How security deposits work in Arkansas

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.

What to do, step by step

Fill in your details
Answer the questions above. Your letter updates live as you type, so you can check every detail before you send it.
Send it in a way you can prove
Mail the letter by certified mail with return receipt and keep the receipt. If your lease lists an email address for notices, send a copy there too.
Wait for a reply
Give your landlord the 14 days stated in the letter. For reference, Arkansas's own deadline under Ark. Code § 18-16-305 is 60 days after move-out.
Gather your evidence
Collect your lease, move-in and move-out photos, any inspection checklist, rent receipts and every message about the deposit.
File in small claims if needed
If the deposit still doesn't come back, you can file in small claims court (Arkansas limit: $5,000). Bring this letter and your proof of mailing.

What if the landlord ignores the letter?

Silence doesn't end the matter. Your letter creates a dated record that you asked for the deposit back and gave a reasonable deadline — exactly what a small claims judge will want to see.

In Arkansas, the rules are set out in Arkansas Code §§ 18-16-301 to 18-16-306. If a landlord keeps a deposit without following them, a court may award the amount wrongfully withheld, plus damages of twice that amount, court costs and reasonable legal fees.

Small claims court is designed for people representing themselves: filing fees are modest, forms are short, and hearings are informal. In Arkansas the limit is $5,000, which covers nearly every deposit dispute.

Example Arkansas security deposit demand letter

A filled-in sample with made-up details, so you can see the finished result.

Jordan Rivera
88 Pine Ave, Springfield

October 5, 2026

Oakview Property Management
500 Market St, Suite 200, Springfield

Re: Demand for return of security deposit — 123 Elm St, Apt 4B, Springfield

Dear Oakview Property Management,

I was a tenant at 123 Elm St, Apt 4B, Springfield and moved out on August 31, 2026. At the start of my tenancy I paid a security deposit of $1,800.00. So far you have returned $300.00, leaving $1,500.00 outstanding.

I returned all keys on August 31 and took dated photos of every room, which show the unit clean and undamaged apart from normal wear and tear.

Please send $1,500.00 to me at the forwarding address above within 14 days of the date of this letter. If you believe you are entitled to keep any part of the deposit, please send a written, itemized statement of each deduction, with copies of receipts or invoices.

If I have not received the deposit or a proper itemized statement by October 19, 2026, I intend to file a claim in small claims court, where I may ask for the amount wrongfully withheld, plus damages of twice that amount, court costs and reasonable legal fees.

I would prefer to resolve this without going to court, and I am keeping a copy of this letter and proof of mailing for my records.

Sincerely,

Jordan Rivera

Frequently asked 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.

Do I have to send a demand letter before going to small claims?

Many courts expect you to have asked for the money first, and a written demand is the simplest proof that you did. It also resolves a large share of disputes on its own.

How should I send the letter?

Use a method that gives you proof of delivery, such as certified mail with return receipt. Keep a copy of the letter and the receipt together.

FairLetter is not a law firm and does not provide legal advice. Letters are templates you customize and send yourself.