Arkansas Residential Lease Agreement
A free Arkansas lease template, plus what Arkansas law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Terms Arkansas law requires or controls
| Default rent terms | A lease may include any terms not prohibited by law, such as rent and length of term. Rent is due without demand at the agreed time and place. Unless the tenant is told otherwise in writing, rent is payable at the dwelling unit, at the start of any term of one month or less and otherwise in equal monthly installments at the start of each month. Without a definite term, the tenancy is week-to-week for a roomer paying weekly and month-to-month in all other cases. Applies to: all leases Source: Ark. Code Ann. § 18-17-401 |
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| Security deposit limit | A landlord may not demand or receive a security deposit of more than two months' periodic rent. Applies to: landlords who (with spouse, minor children and related rental entities) own six or more dwelling units, and any unit managed by a paid third party (Ark. Code Ann. § 18-16-303) Source: Ark. Code Ann. § 18-16-304 |
| Implied minimum quality standards | Every lease entered into or renewed after November 1, 2021 includes implied standards: hot and cold running water, electricity, potable drinking water, a code-compliant sanitary sewer and plumbing system, a functioning roof and building envelope, and working heating and air conditioning to the extent it served the unit when the lease was signed. These standards override any contrary lease term unless the tenant agrees in writing to take on renovation responsibility. A tenant's written notice of a defect may be sent by certified mail or another method the lease allows. Applies to: leases entered into or renewed after Nov. 1, 2021 |
| Move-in defect form | A landlord is treated as meeting the quality standards at move-in if it gives the tenant a written form to list defects and the tenant signs it without noting defects or does not return it within two business days. Applies to: optional, but relevant to leases after Nov. 1, 2021 Source: Ark. Code Ann. § 18-17-502(c) |
Clauses that are void in Arkansas
| Waiving rights under the Landlord-Tenant Act | Except as the Act itself allows, a landlord or tenant may not agree in a lease or rental agreement to waive or give up rights, duties or remedies under the Arkansas Residential Landlord-Tenant Act. Applies to: all leases Source: Ark. Code Ann. § 18-17-502(g) |
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| Banning tenant smoke or CO detectors | A lease may not prohibit a tenant from properly installing, at the tenant's own expense, a battery-powered or plug-in smoke detector or carbon monoxide detector; the tenant is then responsible for testing and maintaining it and for any damage from installing or removing it. Applies to: all leases Source: Ark. Code Ann. § 18-17-502(e) |
Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Arkansas law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Arkansas law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Arkansas law (Ark. Code Ann. §§ 18-17-301(10), 18-17-401(a)).
6. Security deposit. Tenant pays a security deposit of $[deposit amount], within the Arkansas limit (Ark. Code Ann. §§ 18-16-303, 18-16-304). Landlord will return it, minus lawful deductions with any required itemized list, within the time Arkansas law sets (Ark. Code Ann. § 18-16-305).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Arkansas law requires (Ark. Code Ann. §§ 18-17-602, 18-17-705), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Arkansas law requires.
14. Default rent terms. (Write this clause to meet Arkansas law: see "Default rent terms" above (Ark. Code Ann. § 18-17-401).)
15. Security deposit limit. (Write this clause to meet Arkansas law: see "Security deposit limit" above (Ark. Code Ann. § 18-16-304).)
16. Implied minimum quality standards. (Write this clause to meet Arkansas law: see "Implied minimum quality standards" above (Ark. Code Ann. § 18-17-502(a)-(b), (d)).)
17. Move-in defect form. (Write this clause to meet Arkansas law: see "Move-in defect form" above (Ark. Code Ann. § 18-17-502(c)).)
18. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
19. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
Lease agreement templates for other states · Arkansas landlord-tenant law · More templates
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.