Arkansas Security Deposit Laws: Rights & Protections for Renters

Understanding your rights as a renter in Arkansas is crucial, especially when it comes to your security deposit. Arkansas law offers specific rules about how much landlords can charge, when deposits must be returned, and protections in disputes. Knowing these rights helps you secure your money and handle issues with confidence.

What is a Security Deposit?

A security deposit is an amount of money—usually equal to one or two months' rent—paid by a renter to a landlord at the start of a lease. In Arkansas, landlords may require a security deposit to cover unpaid rent or repair damages beyond normal wear and tear at the end of your tenancy.^[1]

Arkansas Security Deposit Limits & Requirements

• Deposit Limit: Arkansas law allows landlords to collect up to two months' rent as a security deposit for rental properties with six or more units.^[1]
• Applicability: Landlords with fewer than six units are not subject to the state security deposit law, except in certain circumstances.
• Separate Account: Arkansas law does not require your deposit to be held in a separate or interest-bearing account.
• Written Receipts: It is always wise for renters to request a written receipt for any security deposit paid.

Before signing a lease, ask your landlord for a written breakdown of all move-in costs, including your deposit.

When and How Should You Get Your Security Deposit Back?

• Timeline: After you move out and return the keys, the landlord must return your security deposit within 60 days.
• Itemized Statement: If any deduction is made (for damages or unpaid rent), your landlord must provide a written itemized statement explaining each deduction along with any refund owed.
• If you do not provide a forwarding address, Arkansas law still requires the landlord to hold the deposit for 180 days, allowing you to claim it.

This gives renters a clear window to expect return of their funds or a detailed explanation of any deductions.

Permissible Deductions: What Can a Landlord Withhold?

The landlord may only keep money from your security deposit for:

• Unpaid rent
• Damages that go beyond normal wear and tear
• Other breaches as stated in your rental agreement

"Normal wear and tear" means small marks or wear expected with ordinary use—not major damage or neglect.

Disputing Security Deposit Deductions in Arkansas

If you believe deductions are unfair or your landlord fails to return your security deposit within the required timeline, you have options. Arkansas law allows you to sue in Small Claims Court for up to $5,000.^[2]

• Notice: Send a written demand for return of your deposit, including your new address and lease details.
• Legal Filing: If unresolved, you may file a claim with the appropriate District Court.

Official Forms and How to Use Them

• Small Claims Complaint Form (Form available via county District Courts)
  When to use: If your deposit is not returned within 60 days, or you dispute deductions, you can file a Small Claims Complaint. Complete the form provided by your county's District Court, and submit it along with all supporting documentation (receipts, copies of demand letters, photos).
• Demand Letter (No official form, but can be a written letter)
  When to use: Send a letter formally requesting your security deposit return before you file in court. Include your name, address, move-out date, and details of the deposit.

Contact your District Court Clerk for the latest Small Claims forms and process: Arkansas District Courts Directory.

Where to File Disputes: Arkansas District Courts

For disputes over security deposits, you will file your case at the local District Court that handles landlord-tenant matters. Find your local tribunal using the Arkansas District Courts Directory.

Summary of Key Arkansas Security Deposit Laws

• Landlords with 6+ units can require up to 2 months' rent as a deposit.
• Deposit must be returned within 60 days of move-out (with written statement of any deductions).
• Disputes can be taken to District Court Small Claims if the deposit is withheld unfairly.
• Laws: Arkansas Residential Landlord-Tenant Act of 2007 (Ark. Code Ann. §§ 18-16-301 to 18-16-305)

Your security deposit is your money—knowing Arkansas law helps you protect it and resolve issues should they arise.

Frequently Asked Questions about Security Deposit Laws in Arkansas

1. How long does a landlord have to return my deposit in Arkansas?
   The landlord must return your deposit, with any statement of deductions, within 60 days after you move out and return the keys.
2. Can my landlord keep my deposit for normal wear and tear?
   No, landlords can only deduct for damages that go beyond normal use or unpaid rent, not for reasonable wear and tear.
3. What if I did not give the landlord my new address?
   The landlord must hold the deposit for 180 days, giving you a chance to provide a forwarding address and claim your money during that time.
4. Who do I contact if my deposit hasn’t been returned?
   First, send a written demand to your landlord. If unresolved, you can file a claim in your county’s District Court (find your court here).
5. Is there an official state office that helps renters with deposit disputes?
   For legal assistance and dispute filing, renters must use District Courts. Arkansas does not have a separate housing board but some legal aid organizations can provide guidance.

Conclusion: Your Security Deposit—Key Takeaways

• Arkansas law sets clear rules for landlords on deposits—know your rights and act promptly if issues arise.
• Always document the condition of your rental and use written communication for any complaints or disputes.
• District Courts are your first step for unresolved deposit disagreements.

Need Help? Resources for Renters

• Arkansas Residential Landlord-Tenant Act of 2007: Full statute text.
• Arkansas District Courts Directory: Find your local tribunal for disputes and Small Claims forms.
• Legal Aid of Arkansas – Housing Issues: Free legal help for eligible renters.
• Arkansas Department of Finance and Administration – Rental Information: Guidance for renters and landlords.

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1. Arkansas Residential Landlord-Tenant Act of 2007, Ark. Code Ann. §§ 18-16-301 to 18-16-305
2. Arkansas District Courts (Small Claims Information)

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