Deposit laws by state › Arkansas

State law · Arkansas

Arkansas security deposit law

How long your landlord has to return your deposit, what they can deduct, and what happens if they get it wrong.

Checked against Ark. Code Ann. §§ 18-16-301 to 18-16-306 on October 25, 2026 · By Michael

Short answer: Within 60 days after the tenancy ends and the tenant returns possession, the landlord must return the deposit, or the remainder with a written notice itemizing unpaid rent and damages. Mailing it first class to the tenant's last known address counts as compliance.

Return deadline60 days
Possible penaltyMoney due plus twice the amount wrongfully withheld
Small-claims limit$5,000
Deposit limit2 months' rent

How long does a landlord have to return a security deposit in Arkansas?

Return deadline
Within 60 days after the tenancy ends and the tenant returns possession, the landlord must return the deposit, or the remainder with a written notice itemizing unpaid rent and damages. Mailing it first class to the tenant's last known address counts as compliance.Ark. Code Ann. § 18-16-305(a)
Itemized list
The written itemized notice is due within the same 60 days.Ark. Code Ann. § 18-16-305(a)(2)
Who these rules cover
Arkansas's deposit law does not cover an individual landlord who owns five or fewer rental units, unless a paid third party manages them or collects rent.Ark. Code Ann. § 18-16-303

Prefer a full page? Use the security deposit deadline calculator.

What happens if an Arkansas landlord misses the deadline?

If the landlord misses it
Arkansas's statute states no forfeiture; the remedy is double damages.Ark. Code Ann. § 18-16-306
Penalty
If the landlord fails to comply, the tenant recovers the money due plus damages of twice the amount wrongfully withheld, costs and reasonable attorney's fees. The landlord owes only the money and costs if it proves the mistake happened despite reasonable procedures, or came from a good-faith dispute over the amount.Ark. Code Ann. § 18-16-306

What can an Arkansas landlord deduct from your deposit?

What can be deducted: Past-due rent and damages the tenant caused beyond normal wear and tear. (Ark. Code Ann. § 18-16-305)

Normal wear and tear: Normal wear and tear cannot be charged. (Ark. Code Ann. § 18-16-305)

What the itemized list must include: An itemized written list of damages and amounts withheld. (Ark. Code Ann. § 18-16-305)

More on common charges: normal wear and tear, cleaning, painting, and a missing itemized list.

Is there a limit on security deposits in Arkansas?

A covered landlord may not collect a deposit of more than two months' rent. (Ark. Code Ann. § 18-16-304)

The deposit law does not cover an individual landlord who owns five or fewer rental units, unless a paid third party manages them or collects rent.

Taking a deposit case to small claims court in Arkansas

Small-claims limit: Arkansas small claims covers claims up to $5,000. The district court's civil division handles claims up to $25,000. (Arkansas district court guidance)

Most deposit disputes never get that far. A clear demand letter, sent by certified mail, often settles them first.

Good to know

  • The deposit statute does not apply to an individual landlord who, with a spouse, minor children and their rental companies, owns five or fewer rental units, unless a paid third party manages the units or collects rent (Ark. Code Ann. § 18-16-303).
  • If the landlord's mailed refund comes back and you cannot be found after reasonable effort, the money becomes the landlord's 180 days after mailing. Make sure the landlord has your current address.

What to do if your Arkansas landlord kept your deposit

  1. Pin down your dates. When you moved out, returned the keys, and gave a forwarding address in writing. Compare them with the deadline above.
  2. Gather your evidence. Move-in and move-out photos, the lease, the landlord's list of deductions, receipts and messages. The case checklist covers what matters.
  3. Send a demand letter by certified mail. Ask for the money, cite Arkansas's rules, and give a deadline to pay. What a demand letter does.
  4. If they still don't pay, consider small claims court. You don't need a lawyer there.

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Sources

These rules come from the same verified table the Demand Letter Companion uses, checked against the sources below on October 25, 2026. Laws change; check the current official text before relying on a date.

Other states: see the guides for all 50 states and DC

This page is general legal information, not legal advice. Local ordinances can add rules, and your lease and facts matter. For advice about your situation, consult a licensed attorney in Arkansas.