What a Landlord Cannot Do in Arkansas: Key Restrictions

From the vibrant neighborhoods of Little Rock to the quiet charm of Fayetteville, renting in Arkansas comes with a unique set of expectations—and legal boundaries. Whether you’re a tenant searching for stability or a landlord managing a rental unit, knowing where the legal lines are drawn isn’t just helpful—it’s essential.

Arkansas landlord tenant laws are different from what you might find in other states. While property owners have certain rights, there are clear limits on what landlords in Arkansas cannot do.

In this guide, we’ll get to the key restrictions every renter and landlord should know—from improper entry to issues with unpaid rent and lease termination.

Some of these rules might surprise you—so stick around. What you don’t know could cost you time, money, or legal standing.

Arkansas Landlord-Tenant Law

Arkansas landlord-tenant law shapes how property owners and renters interact, offering a legal structure that supports rental relationships across the state.

At its core, the law leans heavily on the lease agreement—whether written or oral—to define responsibilities. This means that most rights and duties are dictated by what’s outlined in the rental agreement itself, provided it aligns with Arkansas law.

Even in this landlord-friendly environment, there are legal lines that cannot be crossed. For instance, landlords must honor any written lease terms and cannot modify lease conditions mid-tenancy without mutual consent and proper notice.

While Arkansas doesn’t enforce rent control like some states, landlords still must provide at least one rental period’s notice before they increase rent on a month-to-month lease.

Security deposits are another area with clear expectations.

Arkansas tenants also benefit from basic protections around notice requirements and eviction procedures. For example, even though oral leases are permitted, a written lease agreement is strongly recommended to avoid potential legal disputes.

A landlord who attempts a self-help eviction—like changing locks without a court order—violates Arkansas rental laws and risks serious consequences.

While the state may offer more flexibility to landlords compared to other parts of the country, it doesn’t give them a free pass.

What a Landlord Cannot Do in Arkansas

1. A Landlord Cannot Evict a Service Member for Unpaid Rent

Imagine receiving deployment orders and having to leave your rental unit behind—only to return and find an eviction notice taped to the door.

For service members in Arkansas, this isn’t just unfair—it’s illegal under federal law.

The Servicemembers Civil Relief Act (SCRA) offers critical protections to active-duty military personnel, especially when it comes to housing. One of the most important safeguards is that landlords in Arkansas cannot evict tenants serving in the military for unpaid rent without a court order.

This applies when the monthly rent does not exceed a set threshold, which the government adjusts annually to reflect changes in the housing market.

Even if unpaid rent becomes an issue, the court is required to assess whether the tenant is an active-duty service member. If so, it may delay the eviction process or adjust the terms to avoid placing an unfair burden on someone whose financial situation may be affected by military service.

Property owners must formally inform the court of the tenant’s military status before any civil eviction can proceed.

Landlords who ignore these rules not only violate tenant rights but may face legal action.

2. A Landlord Is Required to Provide a Lease Agreement for Terms Over One Year

Verbal promises might work for short-term situations, but when it comes to long-term housing in Arkansas, words simply aren’t enough.

If a lease extends beyond one year, Arkansas law requires that it be in writing to be legally enforceable.

This isn’t just a technicality—it’s a safeguard for both landlords and tenants. A written lease agreement clearly lays out the critical terms: the rental property address, the monthly rent, due dates for rent payments, maintenance responsibilities, and who handles utility costs.

Without this document, you’re relying on memory and assumptions, which can quickly spiral into costly legal action if disputes arise.

While Arkansas rental laws allow for oral leases shorter than one year, it’s still wise for Arkansas landlords to put every agreement in writing—regardless of the rental period.

A written lease helps avoid misunderstandings and serves as a reliable reference point in case of potential legal disputes or lease violations.

Think of it as the rulebook for your rental relationship—one that keeps both sides on the same page.

3. A Landlord Must Not Enter the Property Unlawfully Under Arkansas Law

After setting clear terms in a lease agreement, tenants have every reason to expect uninterrupted use of their rental unit. But issues arise when landlords ignore those boundaries—especially when they enter without permission.

Although Arkansas law doesn’t set a specific notice requirement for landlord entry, that doesn’t mean tenants are left unprotected.

Respecting a tenant’s right to privacy is a key part of maintaining a healthy landlord tenant relationship. In most cases, responsible property owners give at least 24 hours’ written notice before entering the rental unit for valid reasons such as repairs, inspections, or emergencies.

When a landlord fails to provide notice or enters repeatedly without a clear purpose, it can lead to serious consequences. Arkansas tenants may have the right to seek legal action through small claims court, cancel the rental agreement, or even sue for monetary damages.

In extreme cases, especially when unauthorized entry affects the tenant’s ability to enjoy the home, a court may prohibit the landlord from further access altogether.

4. A Landlord Must Address Repair Requests Promptly

Even in a landlord-friendly state like Arkansas, ignoring serious maintenance issues isn’t something a property owner can get away with.

Whether it’s a broken heater in winter or a leaking roof during a storm, repair responsibilities are more than just good manners—they’re part of the rental agreement when safety or building codes are involved.

Under Arkansas landlord tenant laws, repairs must be made if they’re listed in the written lease or if the issue poses a risk to health and safety. This includes problems that violate city building codes or make the unit unfit for living.

Even when a tenant agrees to rent a property “as is,” landlords are still obligated to maintain basic habitability—structural stability, safe electrical systems, and access to clean water aren’t optional.

Tenants must provide written notice to initiate the repair timeline. Landlords generally have up to 30 days to respond and fix the problem.

If a landlord fails to act within this window, tenants may have legal options. This could include filing a claim in small claims court, withholding rent under limited circumstances, or speaking with a private attorney about how to proceed.

5. A Landlord Cannot Use Self-Help Eviction Methods

When tensions rise over unpaid rent or lease violations, some landlords may be tempted to take matters into their own hands. But in Arkansas, taking shortcuts around the legal eviction process isn’t just a bad idea—it’s unlawful.

Landlords are strictly prohibited from using self-help eviction tactics such as changing the locks, removing the tenant’s personal property, cutting off utilities, or physically forcing someone out of a rental unit.

No matter how frustrated a property owner may feel, only a court order can authorize an eviction, and only law enforcement can carry it out.

Before filing for eviction, Arkansas rental laws require landlords to notify tenants of the problem—whether it’s unpaid rent, unauthorized occupants, or another lease violation—and give them a chance to correct it. If the issue isn’t resolved, the landlord must then pursue a formal unlawful detainer action through the court system.

If a landlord bypasses these legal steps, the consequences can be significant. Tenants have the right to sue for damages, and the court may order the landlord to pay not only monetary compensation but also legal fees.

In some cases, judges may even allow the tenant to stay in the rental property until the lease ends, despite the landlord’s actions.

6. A Landlord Should Provide Proper Notice Before Raising Rent

Rent increases are expected from time to time, but how and when they happen matters just as much as the new amount.

In Arkansas, landlords do have the freedom to increase rent—there’s no rent control—but that doesn’t mean they can do it without following the proper steps.

For tenants on a month-to-month rental agreement, landlords must provide written notice before changing the rent terms. While Arkansas law doesn’t specify an exact timeframe, giving at least 30 days’ notice is standard practice and generally expected by courts.

This notice should include the new monthly rent and the date the change will take effect, giving tenants a fair chance to decide whether they want to continue with the lease or seek alternative housing.

What landlords can’t do is raise the rent suddenly as retaliation—especially after a tenant reports safety or health violations, requests necessary repairs, or asserts their tenant rights. Such actions can be challenged under Arkansas rental laws and may even lead to legal action.

Clear communication, proper notice, and adherence to lease terms help preserve trust and prevent unnecessary disputes over rent payments and lease agreements.

7. A Landlord Must Follow Legal Guidelines for Handling Abandoned Property

The lease may end, but a landlord’s responsibilities don’t stop the moment a tenant moves out—especially if personal belongings are left behind.

Whether it’s a forgotten TV or boxes of household items, Arkansas landlords must tread carefully when dealing with abandoned property.

While Arkansas law technically allows immediate disposal of property left behind, jumping the gun can lead to unnecessary legal trouble. The smarter—and safer—approach is to document the items, estimate their value, and attempt to reach the former tenant.

This helps avoid accusations of theft or mishandling personal property.

If the items appear valuable, landlords are expected to store them for a reasonable amount of time—usually around 30 days—and provide written notice to the tenant at their last known address informing them of the abandonment.

Disposing of the belongings too soon or using them for personal gain without consent could lead to legal action, especially if the tenant can prove a violation of their rights.

8. A Landlord Must Approve Subleasing Before It Occurs

Finding a new roommate or someone to take over your lease might seem like a quick solution when plans change—but in Arkansas, tenants can’t make that call on their own.

Subleasing a rental unit without the landlord’s knowledge or approval can lead to serious consequences.

Under Arkansas landlord tenant law, tenants must get approval before subletting. This is often outlined in the original lease agreement, but even when it’s not explicitly stated, failing to seek landlord approval can be considered a lease violation and may lead to eviction procedures.

To avoid misunderstandings, tenants should always request written permission from the landlord before subleasing. Relying on a casual verbal agreement isn’t enough.

A written record protects all parties and ensures the landlord knows exactly who is living in the rental property.

The rent paid by a subtenant is typically negotiated between the original tenant and the new occupant, but the landlord still retains the right to approve the arrangement. Skipping this step can disrupt the terms of the lease and create potential legal disputes.

Clear communication and formal approval are the key to avoiding unwanted surprises—for both tenants and property owners.

9. A Landlord Is Required to Follow Security Deposit Regulations

When a tenant moves out, the return of their security deposit often becomes the final test of whether the rental experience ends on good terms—or in frustration.

Arkansas has specific rules that landlords must follow to ensure this process is handled fairly and legally.

Under Arkansas security deposit laws, landlords managing six or more rental units may not charge more than two months’ rent for an unfurnished property. After the lease ends, the landlord has 60 days to return the tenant’s security deposit, but that timeline comes with conditions.

If deductions are made—for example, for unpaid rent or damage beyond normal wear and tear—they must be clearly listed in a written, itemized statement provided to the tenant.

What landlords cannot do is keep the deposit without explanation or apply it toward unrelated costs. Withholding a deposit without proper documentation opens the door to legal action, often through small claims court.

Unlike some states, Arkansas landlords aren’t required to keep deposits in a separate bank account or disclose any interest earned.

Still, following the law and being transparent about deductions goes a long way in maintaining trust—and avoiding potential legal disputes at the end of a rental period.

10. A Tenant Is Expected to Pay Rent at the Beginning of the Month

Rent day comes with clear expectations in Arkansas—and missing it can have immediate consequences. Unlike some states that offer a built-in grace period, Arkansas does not have a law requiring landlords to wait before charging late fees.

Unless otherwise stated in the lease agreement, monthly rent is due at the start of each rental period—typically the first of the month. If a tenant fails to pay rent on time, the landlord is legally allowed to apply a late fee immediately.

This makes it especially important for Arkansas tenants to review their lease terms carefully and plan rent payments accordingly.

That said, falling behind on rent doesn’t give a landlord the right to act without due process.

Even in cases of unpaid rent, property owners must still follow legal eviction procedures. This includes serving proper notice and going through the court system before trying to remove a tenant from the rental unit.

Timely rent payments help prevent misunderstandings, avoid eviction threats, and maintain a stable rental relationship under Arkansas landlord tenant law.

Conclusion

Being a landlord or tenant in Arkansas means more than just exchanging keys and rent payments—it requires a clear understanding of the rules that govern the rental relationship. From lawful eviction procedures to repair obligations, rent increases, entry rights, and handling of security deposits, Arkansas rental laws set firm expectations on what landlords can and cannot do.

While the state may lean landlord-friendly in some areas, there are still legal boundaries that protect tenant rights and promote accountability for property owners. Both parties benefit when lease agreements are reviewed, responsibilities are understood, and communication remains open.

If you’re involved in a legal matter that concerns a tenant’s military status, verifying active-duty service is crucial before pursuing eviction or legal action.

Visit SCRACVS to confirm military status quickly and accurately—because compliance isn’t optional, and mistakes can be costly.

FAQs

What can I sue my landlord for in Arkansas?

Arkansas tenants can take legal action against landlords for a variety of violations under Arkansas landlord tenant law. Common reasons include illegal eviction, failure to return a security deposit, entering the rental unit without notice, or ignoring requests for essential repairs that impact safety or health. Tenants may also sue for lease violations or breach of the written lease agreement. In many cases, small claims court can be used to recover damages, especially when the issue involves unpaid rent, property damage, or personal rights.

How long does a landlord have to give you to move out in Arkansas?

The required notice depends on the type of rental agreement. For month-to-month leases, Arkansas landlords must typically provide at least one rental period’s notice before terminating the tenancy. If the eviction is due to nonpayment of rent or lease violations, landlords must follow formal eviction procedures and issue the appropriate notice before filing for an unlawful detainer. It’s important that tenants understand their lease terms and respond promptly to avoid legal complications.

What is considered landlord harassment in Arkansas?

Landlord harassment can include repeated and unwarranted entry into the rental property, threats, shutting off utilities, or attempting self-help evictions. While Arkansas rental laws do not have a specific statute for harassment, such actions may violate the tenant’s right to quiet enjoyment and can be challenged in court. If harassment is connected to a tenant’s national origin, race, or another protected class, it may also violate the Fair Housing Act. Tenants experiencing harassment should document incidents and consider seeking help from a private attorney.

Is a landlord allowed to keep my security deposit without explanation?

No. Under Arkansas security deposit laws, landlords managing six or more units must return the tenant’s security deposit within 60 days of lease termination, along with an itemized list of any deductions. These deductions must be for legitimate damages beyond normal wear and tear—not for things like unpaid late fees unless specified in the lease. Keeping the deposit without proper notice or explanation is a violation of landlord tenant laws, and tenants may be entitled to recover the amount through legal action or small claims court.