AR residential lease
Arkansas Residential Lease Agreement
Renting out a home in Arkansas? Create a complete residential lease - either a fixed-term lease or a month-to-month rental agreement - preview it as you type, and download a print-ready PDF, free with no signup or watermark.
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Overview
Arkansas at a glance
Reviewed July 2026
- Deposit limit
- 2 months' rent
- Deposit return
- 60 days
- Late fee
- Must be reasonable
- Notice to enter
- Lease sets it
- Month-to-month notice
- 30 days
The lead-based paint disclosure for pre-1978 housing is federal law (EPA). Check Arkansas law (Arkansas Code Title 18, Chapter 16, including the security-deposit provisions at 18-16-301 et seq.) for the current limits before you sign.
Renting out a home in Arkansas? A residential lease agreement is the contract that protects both sides - it sets the rent, the term, the deposit, and the rules the landlord and tenant agree to, and it's your proof of what was agreed if a dispute ever comes up. Arkansas residential tenancies are governed by the landlord-tenant provisions in Title 18, Chapter 16 of the Arkansas Code.
Lease types
Two ways to rent in Arkansas
The same free builder makes both - pick the one that fits and the agreement adapts automatically.
Standard Residential Lease Agreement
A fixed-term lease with set start and end dates (usually one year) - best for a long-term tenant.
Month-to-Month Rental Agreement
A flexible tenancy that renews each month and ends with proper written notice from either party.
State rules
Arkansas lease rules & requirements
The rules people ask about most, answered for Arkansas.
Security deposit
Arkansas caps the security deposit at two months' rent under Ark. Code 18-16-304. That cap and the return rules don't apply to a landlord who, with their family and related entities, owns five or fewer units and doesn't use a third-party manager - those small landlords are exempt under 18-16-303. When the rules apply, the deposit and an itemized list of deductions are due within 60 days after move-out.
Late fees
Arkansas has no statute that caps late fees or sets a mandatory grace period. A late fee is enforceable only if the lease provides for it, and it should be a reasonable estimate of the landlord's costs when rent is paid late. Stating the amount and any grace period clearly in the lease keeps it enforceable.
Landlord entry & notice
Arkansas has no statute setting how much notice a landlord must give before entering, so the lease controls. Spelling out a notice window - 24 hours is standard - protects both the landlord and the tenant.
Required disclosures
Arkansas does not impose broad state-specific lease disclosures beyond the federal requirement. For homes built before 1978, the landlord must provide the federal lead-based-paint disclosure and the EPA pamphlet. Listing the owner or manager contact, rent terms, and house rules in the lease is good practice even where not separately mandated.
Ending the lease
A fixed-term lease simply ends on its end date. A month-to-month tenancy can be ended by either party with at least 30 days' written notice under Ark. Code 18-17-704.
Does it need notarizing?
No. An Arkansas residential lease doesn't need to be notarized or witnessed - it's binding once the landlord and tenant(s) sign. Each party should keep a signed copy.
Rules change. This is general information, not legal advice - confirm the current rules under Arkansas law (Arkansas Code Title 18, Chapter 16, including the security-deposit provisions at 18-16-301 et seq.).
Step by step
How to write a Arkansas lease agreement
Choose the lease type - a fixed-term lease (set start and end dates) or a month-to-month tenancy.
Add the property details and the landlord's and tenant(s)' full legal names and addresses.
Set the monthly rent, the due date, accepted payment methods, and any late or NSF fees.
Set the security deposit (capped at two months' rent for covered landlords in Arkansas) and when it's returned, plus any pet, parking, smoking, or utility terms.
Add the required disclosures (lead-based paint for pre-1978 homes) and any house rules.
The landlord and every tenant sign and date the lease - and each keeps a copy.
Document checklist
What to include
Parties, property and rent
- Landlord and tenant(s)full legal names and mailing addresses
- Property and lease typethe address, and fixed-term or month-to-month
- Rentamount, due date and accepted payment methods
Deposit, rules and signatures
- Security deposit and feesthe deposit, plus late and NSF fees
- House rulespets, parking, smoking and who pays which utilities
- Disclosures and signaturesrequired disclosures, then both parties sign
Common questions
Arkansas lease agreement FAQ
Does an Arkansas residential lease need to be notarized?
No. A residential lease in Arkansas doesn't have to be notarized or witnessed. It's legally binding once the landlord and tenant(s) sign it.
Is there a limit on the security deposit in Arkansas?
Yes, for covered landlords the cap is two months' rent under Ark. Code 18-16-304. A landlord who owns five or fewer units (counting family and related entities) and doesn't use a third-party manager is exempt from that cap and the deposit rules.
How long does an Arkansas landlord have to return the deposit?
60 days after the tenancy ends, for landlords covered by the security-deposit law. The landlord must include an itemized list of any deductions with the refund, mailed to the tenant's last known address.
How much can a late fee be in Arkansas?
Arkansas sets no statutory cap on late fees, so the fee must simply be reasonable and stated in the lease. A reasonable late fee reflects the actual cost to the landlord when rent is paid late.
How much notice ends a month-to-month lease in Arkansas?
At least 30 days' written notice from either the landlord or the tenant under Ark. Code 18-17-704.
Does the landlord have to give notice before entering in Arkansas?
Arkansas has no statute setting a notice period, so the lease governs. Including a 24-hour notice clause is standard practice and protects both sides.
What must an Arkansas lease disclose?
Arkansas requires no broad state-specific disclosures, but the federal lead-based-paint disclosure and EPA pamphlet apply to homes built before 1978. Listing owner or manager contact and rent terms in the lease is good practice.
Is this Arkansas lease agreement really free?
Yes - completely. Fill it in, preview it live, and download the PDF with no signup, no credit card, and no watermark. Unlike sites that charge a fee or push a subscription to download, there's nothing to pay here.
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FormBarn is not a law firm, is not a substitute for an attorney or a law firm, and does not provide legal advice. Using FormBarnor any document created with it does not create an attorney-client relationship. The forms, templates, and information on this site are provided for general informational purposes only and on an "as is" basis, without warranties of any kind, express or implied.
Landlord-tenant laws differ from state to state - and often by city or county - and change over time. FormBarn makes no representation or guarantee that any document or information here is accurate, complete, up to date, or suitable for your specific situation, or that a document you create will be legally valid or enforceable. You are solely responsible for verifying the current requirements under Arkansas law (Arkansas Code Title 18, Chapter 16, including the security-deposit provisions at 18-16-301 et seq.) (and any local ordinances) and for making sure any document fits your needs.
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