Arkansas Landlord Repair Time Limits: Renter Rights Guide

If you’re renting a home or apartment in Arkansas and facing maintenance problems, it’s important to know your rights. This article explains landlord repair timelines, your options if repairs aren’t made, relevant forms, and how to get support in Arkansas—all in renter-friendly language.

Understanding Landlord Obligations for Repairs in Arkansas

Unlike many states, Arkansas law does not specifically require landlords to maintain rental properties in a habitable condition under a statewide statute. That means there is no set legal deadline for landlords to fix common problems like plumbing, heating, or pest issues in most residential rentals. However, some cities may have their own local ordinances setting minimum property maintenance standards—always check with your local city or county housing office.

What Does the Law Say?

Arkansas is unique because its main law for residential tenancies, the Arkansas Residential Landlord-Tenant Act of 2007, does not require landlords to make general repairs or ensure habitability statewide.^[1] Your rental agreement or lease may still require the landlord to make certain repairs—always read it carefully.

• There is no statewide deadline for landlords to fix issues unless otherwise stated in your lease, or required by a local ordinance.
• If you rent through federally subsidized housing (like Section 8), more protective maintenance rules may apply.

Steps to Take if Repairs Aren’t Made

Even though statewide law is limited, you still have options if your landlord isn’t addressing necessary repairs—especially for safety, sanitation, or systems like heat and water. Here are practical steps renters in Arkansas can take:

• Document the problem: Take clear photos, note when the problem started, and save any text or email messages with your landlord.
• Review your lease: See if it promises any repairs, maintenance, or deadlines for fixing specific issues.
• Notify your landlord in writing: Send a letter or email describing the problem and ask for a prompt repair. Keep a copy for your records.

• Check for local ordinances: Some Arkansas cities (like Little Rock and Fayetteville) have property maintenance codes requiring landlords to fix health- or safety-related problems. Contact your local code enforcement or housing office for details.
• Contact code enforcement: If unsafe conditions persist and you live in a city with minimum standards, report the issue to your local housing or code enforcement office. City inspectors can sometimes require landlords to make repairs.
• If you live in public housing or a Section 8 unit, report unresolved issues to the local Public Housing Agency (PHA).

Tip: Always keep a copy of all written communications and any responses from your landlord. This can be important if you need outside help or legal support.

Relevant Official Forms for Arkansas Renters

• Arkansas Code Enforcement Complaint Form (varies by city)
  When to use: File this form with your city's code enforcement office if your landlord will not fix serious issues that affect health or safety (like no heat, sewage leaks, or infestations).
  Example: A renter in Little Rock with a broken furnace and no heat in winter can report the issue using the city's official complaint form. Access Little Rock code complaint form.
• Arkansas HUD Tenant Complaint Form
  When to use: If you live in federally-subsidized housing and repairs are not made, submit a complaint via HUD. Download the HUD complaint form.
  Example: A Section 8 tenant still facing unsafe conditions after reporting issues to their landlord and local housing authority.

Before submitting any official complaint, always give your landlord a reasonable written request for repairs and time to respond (typically 7–14 days for non-emergencies).

Who Handles Rental Complaints in Arkansas?

Arkansas does not have a state-wide tribunal or agency that handles typical tenant-landlord disputes about repairs. Complaints about housing conditions are instead typically handled by:

• Local Code Enforcement Offices (for issues covered by city or county ordinances). For example, Little Rock Code Enforcement.
• Public Housing Agencies (list of Arkansas PHAs) for federally assisted rentals.
• Small Claims or District Court (for lease violations or claims for money damages).

If you need to start legal action (like suing for damages), you may need to file in your local small claims or district court.

FAQ: Landlord Repairs and Timelines in Arkansas

1. How long does a landlord have to fix things in Arkansas?
   Arkansas law does not require repairs to be made in a specific timeframe by all landlords. If your lease or local city code mentions repair timelines, those rules apply. Otherwise, ask your landlord in writing and contact local code enforcement if the issue is severe.
2. What if my landlord never responds to repair requests?
   Document your requests and escalate to your local code enforcement office or health department if the issue affects safety or health. If you live in assisted housing, contact your housing authority or HUD.
3. Can I withhold rent if repairs aren’t made?
   No. Arkansas law does not allow tenants to withhold rent or make repairs and deduct the cost themselves without risking eviction, unless your lease specifically says you can.
4. Are there any protections for renters in extreme situations?
   If hazardous conditions persist and your landlord ignores requests, you can contact local authorities, code enforcement, or a legal aid organization for help. In some cases, you may be able to end your lease legally if your unit is uninhabitable, but seek legal advice first.
5. Who can I turn to if I live outside city limits?
   If you’re outside a city, options are more limited. Contact your county health department or legal aid agency for advice, especially for severe issues.

Conclusion: What Arkansas Renters Should Know

• State law does not set a strict deadline for repairs, but your lease or local codes may apply.
• Document all maintenance requests and escalate unresolved, unsafe issues to your city’s code enforcement.
• For subsidized housing, contact your PHA or HUD for stronger protections.

Understanding your lease and maintaining records gives you the best chance when repairs aren’t made. If in doubt, seek advice from a local housing office or legal aid.

Need Help? Resources for Renters in Arkansas

• Arkansas Residential Landlord-Tenant Act of 2007: Current state tenancy law
• Little Rock Code Enforcement: Report major rental housing issues within Little Rock
• List of Arkansas Public Housing Agencies (PHAs): For subsidized housing concerns
• Arkansas Legal Services Online: Free legal advice for low-income renters (non-government, but state-funded)

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1. Arkansas Residential Landlord-Tenant Act of 2007 (Ark. Code Ann. §§ 18-17-101 – 18-17-804)
2. List of Arkansas Public Housing Agencies (HUD.gov)
3. Little Rock Code Enforcement Department
4. Arkansas Legal Services Online

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