How Long Does a Landlord Have to Return a Deposit in Arkansas?
In Arkansas, a landlord has 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) to return a security deposit. 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 penalty 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 |
| 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. Match the date you can prove to the trigger above, then compare the landlord's response to the rule in Ark. Code Ann. §§ 18-16-303 to 18-16-306.
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.
What happens if a landlord misses the Arkansas deposit deadline?
The verified penalty 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. Keep the move-out date, forwarding address records, and any itemized statement before you act.
Does a demand letter change the legal deadline?
No. The deadline is still 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 trigger is 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. A letter documents the timeline and asks the landlord to resolve the deposit before the next step.
If the deadline passed
Send the letter that starts the clock and keeps the demand tied to the verified Arkansas deadline.
build a Arkansas demand letter
If the landlord stays silent, review landlord ignoring the deadline before choosing the next step.