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Arkansas Security Deposit Laws: 60-Day Return Window Without Statutory Cap

By Jennifer Torres

Arkansas requires landlords to return security deposits within 60 days after lease termination and provide a written itemized statement of deductions. Unlike many states, Arkansas does not set a statutory cap on security deposit amounts, but landlords are still limited to deducting only for legitimate, documented damage and expenses.

The Short Answer

Arkansas allows a 60-day window for landlords to return security deposits with an itemized statement of deductions. There is no statutory limit on deposit amounts. If a landlord wrongfully withholds your deposit, you can sue for actual damages, which a court may interpret to include compensatory and punitive damages. The law is designed to ensure transparency and accountability in deposit handling.

Security Deposit Cap

Arkansas does not impose a statutory cap on security deposits. Landlords can legally collect any amount as a security deposit, regardless of monthly rent. However, deposits must still be subject to the 60-day return requirement and itemization rules. Some leases may include deposit limitations in their terms—review your lease for any such restrictions.

The 60-Day Return Deadline

Under Arkansas Code § 18-16-303 through § 18-16-306, landlords must return the security deposit or provide a written itemized statement of deductions within 60 days after the lease ends. This is a longer timeframe than many states, giving landlords more time to process deductions but still requiring prompt action. The landlord should send the deposit or statement to your last known address unless you provide alternative instructions in writing.

What Can an Arkansas Landlord Legally Deduct?

Arkansas law restricts deductions to actual damage beyond normal wear and tear and legitimate costs incurred due to tenant actions. Allowable deductions include:

Deductions must be itemized and, ideally, supported by receipts or repair estimates.

What Is Normal Wear and Tear in Arkansas?

Arkansas recognizes normal wear and tear as the reasonable deterioration that occurs from living in a rental property. This standard protects tenants from being charged for expected aging of the unit.

Examples of normal wear and tear:

Examples that are NOT normal wear and tear:

Penalties for Wrongful Withholding

If an Arkansas landlord wrongfully withholds your security deposit without providing a proper itemized statement, or if deductions are unjustified, you can sue for actual damages. Arkansas courts may award compensatory damages (the amount wrongfully withheld) and, in some cases, punitive damages to deter willful violations. Attorney’s fees may also be available if the court finds the withholding was intentional or in bad faith. The specifics depend on the circumstances and the court’s interpretation.

How to Get Your Deposit Back in Arkansas

  1. Keep your forwarding address current — Provide your landlord with a mailing address before or at move-out to ensure they can return your deposit or send the itemized statement.

  2. Document your unit’s condition — Take comprehensive photos and video of every room at move-out to establish that the unit was left in acceptable condition.

  3. Review the itemized statement — Within the 60-day period, you will receive the deposit or an itemized statement. Review each deduction against your documentation and the lease.

  4. Identify improper deductions — If deductions are for normal wear and tear, lack documentation, or exceed reasonable costs, gather evidence (photos, repair estimates, lease language).

  5. Send a written demand — If the landlord wrongfully withheld funds, send a certified letter requesting return of the deposit and explaining why the deductions are improper under state law.

  6. File a small claims lawsuit — If the landlord does not respond within a reasonable time, you can sue in Arkansas small claims court for the wrongfully withheld amount plus damages.

  7. Seek legal assistance — Arkansas Legal Services or a local tenant rights organization can help you understand your options and prepare your claim.

Key Statute

Ark. Code Ann. § 18-16-303 through § 18-16-306 — Arkansas’s security deposit law establishing the 60-day return requirement, itemization rules, and tenant remedies for wrongful withholding.

Real Situations in Arkansas

Arkansas’s 60-day window is one of the longest in the nation, and many landlords in Little Rock and Fayetteville stretch that deadline to its limit while delaying the itemized statement. A common scenario: a tenant moved out on April 1, and the landlord didn’t send the itemized statement until May 25—within 60 days, but barely. The statement included $450 in “painting costs” without any invoice or documentation. When the tenant asked for proof, the landlord claimed the unit “needed new paint throughout.” Arkansas courts require that deductions be reasonable and documented, so without a receipt or contractor estimate, the tenant had strong grounds to dispute the charge. The tenant won in small claims court because the deduction lacked substantiation.

The second situation common in Arkansas centers on the lack of a statutory deposit cap. A landlord in Fort Smith charged $3,000 as a security deposit for a $900-per-month rental. While this is technically legal under Arkansas law, tenants can still dispute deductions that are excessive or unsupported. When the landlord tried to withhold $800 from the oversized deposit for normal wear and tear, the tenant was able to challenge this by arguing that the cap violation itself should make the landlord’s judgment suspect. The tenant recovered most of the deposit, and the excessive initial deposit became evidence of the landlord’s poor practices.

The third frequent dispute in Arkansas involves the itemization requirement conflicting with the 30-day itemized statement rule. Arkansas law says landlords must provide an itemized statement within 30 days—if they take the full 60 days to return the deposit without any prior itemization, they may be in violation. A tenant in Fayetteville didn’t receive anything until day 50, when the landlord sent the deposit with a brief note: “Normal wear and tear deductions withheld.” The tenant sued and argued the landlord had 30 days to provide an itemized statement, not 60. The court agreed and awarded damages because the landlord violated the itemization timeline.

Common Mistakes Arkansas Tenants Make

Not requesting an itemized statement by day 30. Arkansas requires landlords to provide a written itemized statement within 30 days, but the full deposit return can take up to 60 days. Don’t wait until day 60—send a written request on day 15 or day 20 asking for the itemized statement. This prevents landlords from delaying disclosure of deductions.

Accepting deductions without documentation. If the landlord provides an itemized statement that includes charges like “general cleaning,” “painting,” or “repairs” without invoices, repair estimates, or receipts, immediately send a written objection requesting documentation. Arkansas law doesn’t explicitly require landlords to attach receipts, but courts heavily favor tenants when deductions are vague or unsupported.

Not challenging the size of the initial deposit. While Arkansas has no statutory cap, if the deposit seems unreasonably high relative to the rent, document this in writing when you move in. If the landlord later tries to justify excessive deductions by saying the deposit was large, you have a record showing the deposit size was questionable from the start.

This article is for informational purposes only and does not constitute legal advice. Always verify current rules at the source linked above or consult a licensed Arkansas attorney. Last reviewed: March 2026.

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