10 of the 10 rules below carry a statute citation that was read at the official source (most recently October 2026), with the controlling text quoted. The rest are conservative reference values from Aptoria's compliance data and are labeled unverified.
Security deposit size: A landlord may not demand or receive a security deposit, however denominated, exceeding two months' periodic rent. The cap does not reach owners of five or fewer units unless a third party manages the units or collects rent for a fee. (Ark. Code §§ 18-16-303, 18-16-304, confirmed 2026-10). Returning the deposit: Within 60 days after the tenancy terminates and the tenant delivers possession, the landlord must return the deposit less itemized unpaid rent and damages, with a written itemized notice. Mailing to the last known address satisfies the duty; a returned payment the landlord cannot deliver after reasonable effort becomes the landlord's property 180 days after mailing. (Ark. Code § 18-16-305, confirmed 2026-10).
How Arkansas treats the landlord's core obligations
Late fees: No statewide statutory cap on late fees and no mandatory late-fee grace period; late charges are governed by the lease. The Residential Landlord-Tenant Act's only timing rule is that if rent is unpaid when due and remains unpaid five days from the due date, the landlord may terminate the rental agreement (§ 18-17-701(b)) — an eviction trigger, not a fee grace period. (Ark. Code Ann. § 18-17-701(b) (Act 1004 of 2007, § 1), confirmed 2026-10). Application fees: No statewide statutory cap on rental application fees, and since Act 459 of 2025 local governmental units are expressly barred from controlling the amount of rental application fees (§ 14-16-601(b)(1)(B); § 14-54-1409). Application fees are therefore a matter of the landlord's policy and the rental agreement. (Ark. Code Ann. § 14-16-601(b)(1)(B) (Act 459 of 2025), confirmed 2026-10).
Nonpayment notice: Conditional on the route, stated as one rule: for the standard civil unlawful-detainer action, rent unpaid when due plus 3 days' written notice to quit and demand for possession (§ 18-60-304(3)); the 2007 Act separately lets the landlord terminate the agreement once rent is 5 days past due (§ 18-17-701(b)); the older criminal failure-to-vacate statute (§ 18-16-101(b)) uses 10 days' written notice and its use has been constitutionally contested. Default for the civil route: 3 days. (Ark. Code Ann. § 18-60-304(3) (Act 1431 of 2005, § 1); § 18-17-701(b); cf. § 18-16-101(b), confirmed 2026-10). Rent increases: No rent-increase statute and no rent cap (local rent control preempted, § 14-16-601). The Arkansas Attorney General states landlords 'must provide notice of at least one rental period before raising the rent' (oral and written leases); for a month-to-month tenancy the statutory periodic-tenancy notice is 30 days' written notice (§ 18-17-704(b)), i.e., 30 days. (Ark. Code Ann. § 18-17-704(b) (Act 1004 of 2007, § 1); Arkansas Attorney General — Landlord and Tenant Rights, confirmed 2026-10). Ending a month-to-month tenancy: Either party may end a month-to-month tenancy by written notice given at least 30 days before the termination date specified in the notice. Week-to-week tenancies require at least 7 days. (Ark. Code § 18-17-704(a)-(b), confirmed 2026-10). Entry: No statutory advance-notice period. The tenant may not unreasonably withhold consent to entry to inspect, repair, supply services, investigate violations or criminal activity, or show the unit; the lease should set the notice practice. (Ark. Code § 18-17-602(a), confirmed 2026-10).
Arkansas has no statewide rent regulation on file, so any cap on increases would come from a local ordinance. Source-of-income protection is not on file statewide, although cities and counties can add it. Card surcharges on rent: allowed within card-network limits. Managing property for others for compensation generally requires a state license: State real estate broker license required for property management for others — confirm with state commission.
Security deposits
What Arkansas allows a landlord to collect up front, how it must be held, and the deadline and paperwork for returning it.
Security deposit limit
Source-confirmed 2026-10
A landlord may not demand or receive a security deposit, however denominated, exceeding two months' periodic rent. The cap does not reach owners of five or fewer units unless a third party manages the units or collects rent for a fee.
Small-landlord exemption (§ 18-16-303) is load-bearing for this product's ICP; surface it wherever the cap is shown.
Reference value in Aptoria's compliance data: “2× monthly rent”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The maximum a landlord may collect up front as security against unpaid rent or damage, usually expressed as a multiple of one month's rent. Separate pet, key or cleaning deposits often count toward the same limit.
Deposit return deadline
Source-confirmed 2026-10
Within 60 days after the tenancy terminates and the tenant delivers possession, the landlord must return the deposit less itemized unpaid rent and damages, with a written itemized notice. Mailing to the last known address satisfies the duty; a returned payment the landlord cannot deliver after reasonable effort becomes the landlord's property 180 days after mailing.
Scope: the Security Deposit subchapter does NOT apply to landlords who (with spouse, minor children and their rental entities) own five or fewer units, unless a third party manages or collects rent for a fee (§ 18-16-303). Prefer arkleg.state.ar.us (Lexis) for binding text.
Reference value in Aptoria's compliance data: “60 days after move-out”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The window after the tenant vacates in which the landlord must refund the deposit or deliver an itemized statement of deductions. Missing the deadline is the most common way a landlord forfeits the right to keep any part of the deposit.
Separate pet deposit
Source-confirmed 2026-10
No statute addresses pet deposits separately. For covered landlords (more than five units, or any size if third-party managed for a fee) a pet deposit counts toward the two-month cap because § 18-16-304 limits any security deposit "however denominated"; exempt small landlords face no statutory cap at all.
No pet deposit for assistance animals (fair-housing law).
Reference value in Aptoria's compliance data: “Permitted”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a refundable pet deposit can be collected on top of the security deposit. Even where it is permitted, the combined amount usually has to stay inside the overall deposit limit.
In practice
• Hold the deposit the way the statute requires (separate or escrow account where applicable) and record the account in the file.
• Document move-in condition with a dated, photographed inventory the tenant can sign; it is the only evidence that supports a later deduction.
• Send the itemized statement and any refund by a trackable method, and keep the receipts or estimates behind every deduction.
Rent, late fees and application fees
The fees a Arkansas lease can charge, the statutory ceilings that override the lease, and whether rent increases are regulated statewide.
Late fees
Source-confirmed 2026-10
No statewide statutory cap on late fees and no mandatory late-fee grace period; late charges are governed by the lease. The Residential Landlord-Tenant Act's only timing rule is that if rent is unpaid when due and remains unpaid five days from the due date, the landlord may terminate the rental agreement (§ 18-17-701(b)) — an eviction trigger, not a fee grace period.
“If rent is unpaid when due and the tenant fails to pay rent within five (5) days from the date due, the landlord may terminate the rental agreement.”
Excerpt from the cited source as read on the date shown.
Enacted text; § 18-17-701(a) was restyled by Act 482 of 2009 § 5 (official PDF read), which left subsection (b) untouched.
Reference value in Aptoria's compliance data: “No statewide cap (reasonableness standard); 5 days grace”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Any statutory ceiling on the fee for late rent and any mandatory grace period before it can be charged. Where there is no statutory cap, courts still strike fees they find punitive rather than a reasonable estimate of the landlord's cost.
Application fee limit
Source-confirmed 2026-10
No statewide statutory cap on rental application fees, and since Act 459 of 2025 local governmental units are expressly barred from controlling the amount of rental application fees (§ 14-16-601(b)(1)(B); § 14-54-1409). Application fees are therefore a matter of the landlord's policy and the rental agreement.
“The preemption against rent, rental application fees, and rental deposit control in subdivision (b)(1) of this section applies to all: (A) Landlords; (B) Property owners; (C) Property managers; (D) Tenants; (E) Prospective tenants; and (F) Real estate companies doing business in the State of Arkansas.”
Excerpt from the cited source as read on the date shown.
Absence finding: the Act names § 18-16-304 (deposit cap) as the only statutory amount limit carved out of the preemption; no application-fee cap exists in Title 18, Chs. AG page does not address application fees.
Reference value in Aptoria's compliance data: “No statewide cap”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
A cap on what an applicant can be charged to apply, sometimes limited to the actual cost of screening and sometimes prohibited outright. Fee receipts and refund rules usually travel with the cap.
Statewide rent regulation
Source-confirmed 2026-10
(b) Statewide preemption: no statewide rent cap; as amended by Act 459 of 2025, local governmental units may not enact, maintain, or enforce any ordinance or resolution controlling the amount charged for rent, rental application fees, or rental deposits on private residential or commercial property (except as provided under § 18-16-304). Parallel municipal provision in § 14-54-1409.
“As to leasing private residential or commercial property, and except as provided under § 18-16-304, a local governmental unit shall not enact, maintain, or enforce an ordinance or resolution that would have the effect of controlling the amount of: (A) Rent; (B) Rental application fees; or (C) Rental deposits.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “No statewide rent regulation (check local ordinances)”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a statewide law caps annual rent increases or whether rent control exists for covered units. Local ordinances can add limits even where the state has none.
In practice
• State the late fee, the grace period and the application fee in the lease in dollars or a clear percentage; a fee that is not in the lease is rarely enforceable.
• Never charge above the statutory cap even when the lease says more; the excess is unenforceable and can expose the landlord to penalties.
• Keep fee calculations in the ledger so a tenant, a court or an auditor can reproduce them from the rent roll.
Notices, rent increases and termination
How much written notice Arkansas requires before a rent increase, before ending a month-to-month tenancy, and before filing for nonpayment.
Rent-increase notice
Source-confirmed 2026-10
No rent-increase statute and no rent cap (local rent control preempted, § 14-16-601). The Arkansas Attorney General states landlords 'must provide notice of at least one rental period before raising the rent' (oral and written leases); for a month-to-month tenancy the statutory periodic-tenancy notice is 30 days' written notice (§ 18-17-704(b)), i.e., 30 days.
“Landlords must provide notice of at least one rental period before raising the rent. This rule applies to both oral and written leases.”
Excerpt from the cited source as read on the date shown.
Statute quote (Act 1004 of 2007, § 18-17-704(b)): 'The landlord or the tenant may terminate a month-to-month tenancy by a written notice given to the other at least thirty (30) days before the termination date specified in the notice.' Post-2007 amendments to § 18-17-704 were not verifiable (official code CAPTCHA-gated); AG guidance is consistent.
Reference value in Aptoria's compliance data: “30 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The written notice a landlord must give before a rent increase takes effect on a periodic (month-to-month) tenancy. Fixed-term leases generally cannot be changed mid-term.
Month-to-month termination notice
Source-confirmed 2026-10
Either party may end a month-to-month tenancy by written notice given at least 30 days before the termination date specified in the notice. Week-to-week tenancies require at least 7 days.
Reference value in Aptoria's compliance data: “30 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a landlord must give to end a periodic tenancy without cause. Some jurisdictions require longer notice for long-term tenants or require a stated cause.
Pay-or-quit notice
Source-confirmed 2026-10
Conditional on the route, stated as one rule: for the standard civil unlawful-detainer action, rent unpaid when due plus 3 days' written notice to quit and demand for possession (§ 18-60-304(3)); the 2007 Act separately lets the landlord terminate the agreement once rent is 5 days past due (§ 18-17-701(b)); the older criminal failure-to-vacate statute (§ 18-16-101(b)) uses 10 days' written notice and its use has been constitutionally contested. Default for the civil route: 3 days.
“(3) Fail or refuse to pay the rent therefor when due, and after three (3) days' notice to quit and demand made in writing for the possession thereof by the person entitled thereto, his or her agent or attorney, shall refuse to quit possession.”
Excerpt from the cited source as read on the date shown.
Act 1431 of 2005 is the last amendment listed in the § 18-60-304 history (Justia 2025 edition matches this text). AG page (official): 'Unlawful detainer actions require a landlord to provide you with a three days' written notice to vacate.' § 18-16-101 10-day text read only on Justia (unofficial).
Reference value in Aptoria's compliance data: “10 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a tenant must receive for nonpayment before the landlord can file for possession, and the time the tenant has to pay in full and cure. This is the step most often done wrong in an eviction.
In practice
• Serve notices in the form and by the method the statute names, and keep proof of service with the dated notice.
• Count notice periods the way the statute counts them (calendar days, business days, or "before the next rent due date") and build in a margin.
• Treat a notice to a possibly rent-regulated or subsidized unit as a legal check, because longer periods and extra content requirements usually apply.
Landlord entry
When a Arkansas landlord may enter an occupied unit and how much notice the tenant must receive.
Non-emergency entry notice
Source-confirmed 2026-10
No statutory advance-notice period. The tenant may not unreasonably withhold consent to entry to inspect, repair, supply services, investigate violations or criminal activity, or show the unit; the lease should set the notice practice.
Reference value in Aptoria's compliance data: “Reasonable notice”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The advance notice required before a landlord enters an occupied unit for repairs, inspections or showings. Emergencies are the usual exception.
In practice
• Give written notice with the date, a reasonable time window and the purpose, and log the entry afterwards.
• Emergencies are the only common exception; document what made the entry urgent.
• A pattern of unannounced entries is a common basis for tenant complaints and counterclaims.
Payments, fair housing and licensing
Operational rules that sit outside the landlord-tenant act but decide how rent can be collected, who can be screened out, and who may manage for others.
Card surcharges on rent
Allowed within card-network limits
Returned-payment (NSF) fee
No statewide statutory cap on file
Source-of-income protection
No statewide protection on file
Local ordinances can extend protection beyond the statewide rule.
Property-management licensing
License generally required to manage for others
State real estate broker license required for property management for others — confirm with state commission.
Compliance posture values are reference data compiled from public statutes and are not source-confirmed line by line. Confirm with the state agency before relying on them.
Arkansas next to its neighbors
Own units on both sides of a state line? These are the reference values for every bordering jurisdiction. Open a state to see which values carry a citation.
No statewide cap (reasonableness standard); 5 days grace
No statewide cap (reasonableness standard)
No statewide cap (reasonableness standard)
No statewide cap (reasonableness standard)
No statewide cap (reasonableness standard)
Capped at 10% of monthly rent; 5 days grace
Capped at 12% of monthly rent; 2 days grace
Rent-increase notice
30 days
10 days
30 days
30 days
30 days
30 days
30 days
Non-emergency entry notice
Reasonable notice
Reasonable notice
Reasonable notice
Reasonable notice
24 hours
24 hours
Reasonable notice
Pay-or-quit notice
10 days
5 days
3 days
No statewide minimum
5 days
14 days
3 days
Source-of-income protection
No statewide protection on file
No statewide protection on file
No statewide protection on file
No statewide protection on file
No statewide protection on file
No statewide protection on file
No statewide protection on file
Card surcharges on rent
Allowed within card-network limits
Allowed within card-network limits
Allowed within card-network limits
Allowed within card-network limits
Allowed within card-network limits
Allowed within card-network limits
Allowed within card-network limits
Lease disclosures on file
Federal and state disclosures Aptoria's lease workflow surfaces for Arkansas. This is a working checklist from public sources, not a complete legal inventory for a specific property.
• Lead-based paint hazards (pre-1978 housing) — EPA Pamphlet "Protect Your Family from Lead in Your Home"
Official sources
Primary sources a Arkansas landlord should bookmark. Each link was fetched and read during the October 2026 review; the binding text is always the current official version.
How much can a landlord charge for a security deposit in Arkansas?
A landlord may not demand or receive a security deposit, however denominated, exceeding two months' periodic rent. The cap does not reach owners of five or fewer units unless a third party manages the units or collects rent for a fee. (Ark. Code §§ 18-16-303, 18-16-304, confirmed 2026-10).
How long does a Arkansas landlord have to return the security deposit?
Within 60 days after the tenancy terminates and the tenant delivers possession, the landlord must return the deposit less itemized unpaid rent and damages, with a written itemized notice. Mailing to the last known address satisfies the duty; a returned payment the landlord cannot deliver after reasonable effort becomes the landlord's property 180 days after mailing. (Ark. Code § 18-16-305, confirmed 2026-10).
What is the maximum late fee in Arkansas?
No statewide statutory cap on late fees and no mandatory late-fee grace period; late charges are governed by the lease. The Residential Landlord-Tenant Act's only timing rule is that if rent is unpaid when due and remains unpaid five days from the due date, the landlord may terminate the rental agreement (§ 18-17-701(b)) — an eviction trigger, not a fee grace period. (Ark. Code Ann. § 18-17-701(b) (Act 1004 of 2007, § 1), confirmed 2026-10).
How many days does a Arkansas pay-or-quit notice give the tenant?
Conditional on the route, stated as one rule: for the standard civil unlawful-detainer action, rent unpaid when due plus 3 days' written notice to quit and demand for possession (§ 18-60-304(3)); the 2007 Act separately lets the landlord terminate the agreement once rent is 5 days past due (§ 18-17-701(b)); the older criminal failure-to-vacate statute (§ 18-16-101(b)) uses 10 days' written notice and its use has been constitutionally contested. Default for the civil route: 3 days. (Ark. Code Ann. § 18-60-304(3) (Act 1431 of 2005, § 1); § 18-17-701(b); cf. § 18-16-101(b), confirmed 2026-10).
How much notice must a Arkansas landlord give before entering?
No statutory advance-notice period. The tenant may not unreasonably withhold consent to entry to inspect, repair, supply services, investigate violations or criminal activity, or show the unit; the lease should set the notice practice. (Ark. Code § 18-17-602(a), confirmed 2026-10).
How much notice is required to raise rent in Arkansas?
No rent-increase statute and no rent cap (local rent control preempted, § 14-16-601). The Arkansas Attorney General states landlords 'must provide notice of at least one rental period before raising the rent' (oral and written leases); for a month-to-month tenancy the statutory periodic-tenancy notice is 30 days' written notice (§ 18-17-704(b)), i.e., 30 days. (Ark. Code Ann. § 18-17-704(b) (Act 1004 of 2007, § 1); Arkansas Attorney General — Landlord and Tenant Rights, confirmed 2026-10).
How much notice is required to end a month-to-month tenancy in Arkansas?
Either party may end a month-to-month tenancy by written notice given at least 30 days before the termination date specified in the notice. Week-to-week tenancies require at least 7 days. (Ark. Code § 18-17-704(a)-(b), confirmed 2026-10).
Does Arkansas have statewide rent control?
No statewide rent regulation is on file for Arkansas. Local ordinances can still limit increases, so check the city or county where the unit sits before setting a renewal rent.
Is source of income a protected class in Arkansas?
No statewide source-of-income protection is on file for Arkansas, but cities and counties can adopt it. Check local law before refusing a voucher or benefit income, and apply any screening criteria consistently.
Can a Arkansas landlord add a surcharge for paying rent by card?
Allowed within card-network limits. Where a surcharge is allowed, it must still follow card-network rules and be disclosed before payment.
How this page was verified
Every rule is shown in one of two states. “Source-confirmed” means an editor opened the official statute page named next to the rule on the date shown, read the controlling text, and recorded the excerpt you see; the excerpt is quoted verbatim so you can check it. “Reference value” means Aptoria's compliance engine applies a conservative number for this rule, but nobody has yet tied it to a specific statute section on this page, so it must be checked before you rely on it.
This page meets Aptoria's evidence floor for publication (10 source-confirmed rules and 6 fetched official sources). Statutes change; local ordinances can be stricter; the facts of a tenancy change the result.