Arkansas Security Deposit Demand Letter
Direct answer
In Arkansas, the landlord must return the deposit within 60 calendar days (subchapter applies (see notes: generally landlords with six or more units, or any landlord using paid third-party management; five-or-fewer self-managed individual owners exempt under § 18-16-303)) or 180 calendar days (letter with payment returned and landlord unable to locate tenant after reasonable effort; payment then becomes landlord property). The deadline is measured from this trigger: 60 calendar days (subchapter applies (see notes: generally landlords with six or more units, or any landlord using paid third-party management; five-or-fewer self-managed individual owners exempt under § 18-16-303)): after termination of the tenancy and delivery of possession by the tenant; 180 calendar days (letter with payment returned and landlord unable to locate tenant after reasonable effort; payment then becomes landlord property): from the date the refund payment was mailed. The verified state formula is tenant may recover property/money due, damages equal to two times the amount wrongfully withheld, costs, and reasonable attorney's fees; if landlord shows by preponderance that noncompliance was an error despite reasonable procedures or a good-faith dispute as to amount due, liability limited to costs and the sum erroneously withheld under Ark. Code Ann. §§ 18-16-303 to 18-16-306.
Key facts
| Deadline | 60 calendar days (subchapter applies (see notes: generally landlords with six or more units, or any landlord using paid third-party management; five-or-fewer self-managed individual owners exempt under § 18-16-303)); trigger: after termination of the tenancy and delivery of possession by the tenant |
|---|---|
| Deadline (branch 2) | 180 calendar days (letter with payment returned and landlord unable to locate tenant after reasonable effort; payment then becomes landlord property); trigger: from the date the refund payment was mailed |
| Penalty formula | tenant may recover property/money due, damages equal to two times the amount wrongfully withheld, costs, and reasonable attorney's fees; if landlord shows by preponderance that noncompliance was an error despite reasonable procedures or a good-faith dispute as to amount due, liability limited to costs and the sum erroneously withheld |
| Bad faith required | No |
| Itemization required | Yes |
| Interest on deposit | No |
| Maximum deposit | Not more than two months' periodic rent, for landlords covered by the subchapter (six or more dwellings, or any landlord with paid third-party management). No statutory cap for exempt small self-managed landlords under § 18-16-303. |
| Forwarding address required | No |
| Small claims limit | $5,000 (District Court small claims division statewide) in District Court (Small Claims Division) |
| Statute citation | Ark. Code Ann. §§ 18-16-303 to 18-16-306 |
Statute says
Within sixty (60) days of termination of the tenancy, property or money held by the landlord as security shall be returned to the tenant. However, the money may be applied to the payment of accrued unpaid rent and any damages which the landlord has suffered by reason of the tenant's noncompliance with the rental agreement, all as itemized by the landlord in a written notice delivered to the tenant, together with the remainder of the amount due sixty (60) days after termination of the tenancy and delivery of possession by the tenant.
What this means
Read the deadline, trigger, and penalty together before sending a letter. Match the dates in your documents to the trigger listed above, then cite Ark. Code Ann. §§ 18-16-303 to 18-16-306 and request the deposit amount supported by your records.
Worked example
Use your actual deposit amount when you write the letter. For context, median rent in Arkansas is $947 according to U.S. Census Bureau QuickFacts, American Community Survey 2020-2024 5-Year Estimates data as of .
- Pulaski County: $1,080
- Benton County: $1,277
- Washington County: $1,071
- Sebastian County: $886
Example demand basis: a deposit equal to the state median rent starts at $947 before applying the state formula: tenant may recover property/money due, damages equal to two times the amount wrongfully withheld, costs, and reasonable attorney's fees; if landlord shows by preponderance that noncompliance was an error despite reasonable procedures or a good-faith dispute as to amount due, liability limited to costs and the sum erroneously withheld.
County small claims courts
| County | Court and city | Limit | Filing fee | E-filing | Court link |
|---|---|---|---|---|---|
| Pulaski County | Pulaski County District Court - Civil and Small Claims Division, Little Rock | $5,000 | Set by the local district court; confirm the current filing and service fees with the clerk. | Yes | Court site |
| Benton County | Benton County District Court - Small Claims Division, Bentonville | $5,000 | Set by the local district court; confirm with the clerk. | Yes | Court site |
| Washington County | Washington County District Court - Small Claims Division, Fayetteville | $5,000 | Set by the local district court; confirm with the clerk. | Yes | Court site |
| Sebastian County | Sebastian County District Court - Small Claims Division, Fort Smith | $5,000 | Set by the local district court; confirm with the clerk. | Yes | Court site |
| Faulkner County | Faulkner County District Court - Small Claims Division, Conway | $5,000 | Set by the local district court; confirm with the clerk. | Yes | Court site |
Free Arkansas template, built from verified state data
I am requesting the return of my security deposit. The verified Arkansas data for this page lists a 60 calendar days (subchapter applies (see notes: generally landlords with six or more units, or any landlord using paid third-party management; five-or-fewer self-managed individual owners exempt under § 18-16-303)) or 180 calendar days (letter with payment returned and landlord unable to locate tenant after reasonable effort; payment then becomes landlord property) return window and cites Ark. Code Ann. §§ 18-16-303 to 18-16-306.
Before you send
- Collect your lease, deposit receipt, and move-in records.
- Save photos, videos, and messages about move-out condition.
- Write down the move-out date you can prove.
- Confirm the forwarding address you gave the landlord.
- Send by certified mail when appropriate, and keep a copy of the final letter and delivery proof.
When this letter will NOT work
- The dispute is not about return of a security deposit.
- You need urgent court relief instead of a demand letter.
- You cannot identify the landlord or property manager to contact.
- Your documents point to a different state or a different kind of claim.
Typical mistakes
- Sending a letter before organizing the documents that prove the timeline.
- Demanding an amount that does not match the payment records.
- Leaving out the forwarding address or preferred response method.
- Mixing repair complaints into a deposit letter without separating the issues.
FAQ
Does Little Rock have its own security deposit law?
No separate city security-deposit ordinance is listed in the verified data. Check the applicable Arkansas law and local rules.
Does Fayetteville have its own security deposit law?
No separate city security-deposit ordinance is listed in the verified data. Check the applicable Arkansas law and local rules.
Does Fort Smith have its own security deposit law?
No separate city security-deposit ordinance is listed in the verified data. Check the applicable Arkansas law and local rules.
Does Springdale have its own security deposit law?
No separate city security-deposit ordinance is listed in the verified data. Check the applicable Arkansas law and local rules.
Can I use this if I do not know the exact deposit amount?
Use the amount shown in your lease, receipt, or move-in records. If records conflict, keep copies and avoid guessing in the letter.
Should I send evidence with the first letter?
Attach copies when they prove the basic facts, such as payment, move-out condition, forwarding address, or prior messages.
Can this page replace legal advice?
No. This page is self-help information for organizing a demand letter and checking the cited data before you act.
City data on this page currently includes Little Rock, Fayetteville, Fort Smith, Springdale, Jonesboro, Rogers, Conway, North Little Rock.
Tenant resources
- AR Law Helplegal aid, 1-800-952-9243
- Legal Aid of Arkansaslegal aid
- Center for Arkansas Legal Serviceslegal aid
- Arkansas Attorney General - Landlord and Tenant Rightsag consumer
- Arkansas Judiciary - District Courtscourt self help