AR
Updated 2025
Arkansas Security Deposit Laws: What Happens If Your Landlord Breaks the Rules?
Security deposit disputes are one of the most common landlord-tenant conflicts in Arkansas. This guide explains exactly what the law requires, what happens when landlords violate it, and how much money you could recover.
Choose Your Perspective
Maximum Deposit
2 months rent
Return Deadline
60 days
Interest Required?
No
Penalty for Violation
Actual damages
Legal Consequences of Security Deposit Violations in Arkansas
When a Arkansas landlord fails to follow security deposit laws, there are real legal consequences. Understanding these consequences helps both landlords avoid liability and tenants understand their rights.
Landlord Violations
- Overcharging: Collecting more than 2 months rent violates state law and the excess may be refundable.
- Late Return: Missing the 60 days deadline can trigger automatic penalties of Actual damages.
- No Itemization: Failing to provide an itemized deduction list may result in forfeiting the right to withhold any amount.
- Bad Faith Deductions: Deducting for normal wear and tear or fabricating charges can lead to punitive damages.
Tenant Remedies
- Small Claims Court: Tenants can sue for return of deposit plus statutory penalties up to Actual damages.
- Attorney Fees: In many Arkansas deposit cases, the prevailing tenant can recover attorney fees.
- Automatic Forfeiture: Some Arkansas courts rule that late return means landlord forfeits right to any deductions.
- Bad Faith Damages: If landlord acts in bad faith, courts may award additional punitive damages beyond the statutory penalty.
Timelines and Deadlines for Arkansas Security Deposits
Missing a deadline in Arkansas can cost landlords thousands of dollars in penalties. Here's every critical timeline you need to know:
| Action | Deadline | Consequence of Missing |
|---|---|---|
| Return Deposit | 60 days after tenant moves out | Actual damages |
| Provide Itemized Statement | 60 days (same as return deadline) | May forfeit right to withhold any amount |
| Move-In Inspection | At or before move-in | Difficult to prove pre-existing damage |
| Move-Out Inspection | Within 48 hours of move-out (recommended) | Weakens landlord's damage claims |
| Tenant Dispute Filing | Varies by court (typically 2-4 years) | Lose right to sue for recovery |
Critical: The 60 days deadline in Arkansas starts counting from the day the tenant vacates and returns keys, not from the lease end date.
Penalties and Enforcement in Arkansas
Arkansas takes security deposit violations seriously. Here's what landlords risk when they break the rules:
Statutory Penalty: Actual damages
This is the base penalty specified in Arkansas law. Depending on the violation, landlords may owe:
- Full Deposit Amount: The entire deposit withheld
- Multiplied Damages: Actual damages (can be 2x or 3x the deposit)
- Court Costs: Filing fees and service costs
- Attorney Fees: If tenant hires a lawyer and wins
Example Calculation
If a landlord wrongfully withholds a $1,500 deposit in Arkansas:
- Deposit owed: $1,500
- Penalty (Actual damages): Varies based on court
- Potential attorney fees: $500-2,000+
- Total Landlord Liability: $2,000+
Enforcement Options
- Demand Letter: Written request for return
- Small Claims Court: Most common for deposits under $10,000
- Civil Court: For larger amounts
- Tenant Rights Organizations: May offer free legal help
Common Security Deposit Mistakes in Arkansas
These are the most frequent errors that lead to security deposit disputes in Arkansas:
Landlord Mistakes
- No Written Inspection: Failing to document property condition at move-in makes it impossible to prove tenant caused damage.
- Missing Deadline: Returning deposit on day 60 + 1 triggers full penalties.
- Deducting Normal Wear: Charging for faded paint, worn carpet, or minor scuffs is illegal in Arkansas.
- No Itemization: Sending a check for less than full deposit without written explanation of deductions.
- Wrong Address: Mailing deposit to old address instead of forwarding address provided by tenant.
Tenant Mistakes
- No Move-In Photos: Failing to document existing damage means tenant can't dispute later claims.
- Not Providing Address: Landlord can't return deposit without a forwarding address.
- Leaving Early: Breaking lease may allow landlord to keep deposit for unpaid rent.
- Not Cleaning: Leaving property dirty gives landlord valid deduction reason.
- Waiting Too Long: Arkansas has statute of limitations on deposit recovery lawsuits.
What Happens If This Is Handled Incorrectly?
Security deposit disputes that are mishandled can escalate quickly. Here's what happens when things go wrong:
What happens: Tenant files in small claims court. Landlord must appear and prove each deduction was legitimate. If landlord cannot provide documentation (photos, receipts, itemized list), court typically awards full deposit plus Actual damages. Landlord may also owe tenant's court costs and potentially attorney fees. This can turn a $1,500 dispute into a $5,000+ judgment against the landlord.
What happens: Even if the landlord had valid deductions, missing the deadline often means automatic forfeiture of the right to withhold any amount. Courts in Arkansas may award the tenant the full deposit plus penalties of Actual damages, regardless of actual property damage.
What happens: Without move-in documentation, tenant cannot prove damage existed before moving in. Landlord's word against tenant's word typically favors the landlord. Tenant may lose the entire deposit for damage they didn't cause and have no recourse.
What happens: If landlord ignores tenant's demand letter, case goes to court. If landlord then ignores court summons, tenant wins by default judgment. If tenant ignores landlord's legitimate deductions, they lose their right to dispute. Ignoring the problem always makes it worse.
Arkansas Security Deposit FAQ
Quick answers to the most common security deposit questions in Arkansas:
NO Arkansas limits security deposits to 2 months rent. Any amount charged above this limit violates state law, and the tenant may be entitled to recover the excess.
NO Arkansas does not require landlords to pay interest on security deposits. The deposit can be held without earning interest for the tenant.
NO Normal wear and tear cannot be deducted from security deposits in Arkansas or any other state. Examples include: minor scuffs on walls, faded paint, worn carpet in high-traffic areas, small nail holes, and sun fading on curtains.
YES Tenants can sue in small claims court if the landlord fails to return the deposit within 60 days. The tenant may be entitled to the full deposit plus penalties of Actual damages, even if the landlord had valid deductions.
NO Arkansas does not require a separate account for security deposits. Landlords can hold deposits in any account, though best practice is to keep them separate for accounting purposes.
IT DEPENDS This depends on what the lease specifies. If the deposit is labeled "security deposit," it's for damages only. If there's a separate "last month's rent" deposit, that can be applied to the final month. Tenants should never assume the security deposit covers last month's rent without landlord agreement.
Need Arkansas Security Deposit Documents?
Create AR-compliant deposit receipts, move-in/out inspection forms, and demand letters.