Arkansas has a 60-day rule for covered leases
Arkansas is much simpler than a mixed-framework state, but there is one important caution: the security-deposit subchapter does not apply to many small landlords.
The basics
- The Arkansas subchapter applies statewide to covered residential leases.
- It generally limits the deposit to two months' periodic rent.
- The landlord generally has 60 days after tenancy termination and delivery of possession to return the deposit or itemize deductions.
- The landlord can comply by first-class mailing to the tenant's last known address.
The small-landlord exemption
The main Arkansas caution is scope. The subchapter does not apply to many landlords who own five or fewer dwelling units. If rent collection or management is performed by a third person for a fee, that can change the analysis.
Do not let this issue swallow the dispute. It is a practical first check: does the Arkansas subchapter apply to this landlord, or is the small-landlord exemption in play?
The 60-day return and itemization rule
If the subchapter applies, Arkansas generally requires return of the covered deposit within 60 days after tenancy termination and delivery of possession, less any deductions itemized in writing.
The cleanest claim keeps those dates clear: when the tenancy ended, when keys or possession were returned, and what the landlord sent within 60 days.
Deductions
Arkansas allows deductions for accrued unpaid rent and damages from the tenant's noncompliance with the rental agreement. Deductions should be itemized in writing. Ordinary wear and tear should not be treated as tenant-caused damage.
Mailing and the 180-day rule
The landlord can comply by first-class mailing the written notice and any required payment to the tenant's last known address.
If a letter containing payment is returned and the landlord cannot locate the tenant after reasonable effort, the payment can become the landlord's property 180 days from the mailing date.
Wrongful withholding remedies
Arkansas has strong remedy language. If the landlord fails to comply with the subchapter, the tenant may recover the property and money due, double the amount wrongfully withheld, costs, and reasonable attorney's fees.
Do not overstate that as automatic. The statute includes protection for a landlord who proves a good-faith error despite reasonable procedures or a good-faith dispute about the amount due.
Sources used for this guide
Source reviewed: April 2026.
Related Arkansas guides
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