Arkansas Security Deposit Return Deadline
- Penalty for missing it
- 2x (twice the amount wrongfully withheld) + costs + reasonable attorney's fees (Failure to comply with the subchapter. REDUCED to costs + sum erroneously withheld only if landlord proves by preponderance of evidence that noncompliance resulted from error despite reasonable procedures, or was based on a good-faith dispute as to amount due (§ 18-16-306(a)(2)).)
- The law
- Ark. Code Ann. § 18-16-305 (deadline/deductions); § 18-16-306 (tenant remedies/penalty)
The rule
60 days after tenant moves out. Landlord must return deposit or send written itemized list of deductions within that window. Clock starts at move-out (tenant should also provide a valid mailing address).
- APPLIES ONLY to landlords renting 6 or more dwellings, or any rental managed by a third-party agent (§ 18-16-303). Small self-managed landlords are NOT covered by the statute.
- Deposit cap: 2 months' rent (where the statute applies). No interest, no separate-account requirement.
- Tenant should demand return; secondary sources cite a 180-day window for the tenant to demand the deposit, after which landlord may keep it — UNVERIFIED in primary text; treat as cautionary.
- Landlord may withhold entire deposit if damages or unpaid rent exceed it, with itemized written list.
What happens if your landlord misses the deadline
In Arkansas, a missed deadline seriously weakens your landlord's position. Depending on the circumstances, they may forfeit the right to deduct anything at all, owe you the penalty above, or both. The exact consequence depends on Ark. Code Ann. § 18-16-305 (deadline/deductions); § 18-16-306 (tenant remedies/penalty) and whether they provided the required itemized statement. Don't assume the money is gone — a missed deadline is often the strongest fact pattern for getting it back.
Your next steps in Arkansas
- Confirm the clock ran. Make sure you provided a forwarding address in writing, and that the full deadline has passed.
- Send a demand letter citing Ark. Code Ann. § 18-16-305 (deadline/deductions); § 18-16-306 (tenant remedies/penalty) and the 2x (twice the amount wrongfully withheld) + costs + reasonable attorney's fees penalty. Most landlords pay at this stage.
- If they ignore it, file in small claims. See our walkthrough for the process.
Arkansas deposit questions
How long does my Arkansas landlord have to return my deposit?
60 days after tenant moves out. Landlord must return deposit or send written itemized list of deductions within that window. Clock starts at move-out (tenant should also provide a valid mailing address).
What if my landlord never sends an itemized list of deductions?
In most states — including Arkansas — failing to provide the required itemized statement within the deadline forfeits the landlord's right to withhold anything. Check Ark. Code Ann. § 18-16-305 (deadline/deductions); § 18-16-306 (tenant remedies/penalty) for the exact rule.
Can I get more than my deposit back in Arkansas?
Arkansas law allows 2x (twice the amount wrongfully withheld) + costs + reasonable attorney's fees for Failure to comply with the subchapter. REDUCED to costs + sum erroneously withheld only if landlord proves by preponderance of evidence that noncompliance resulted from error despite reasonable procedures, or was based on a good-faith dispute as to amount due (§ 18-16-306(a)(2)).. See our penalties guide for how judges apply this.
Source: https://arkansasag.gov/divisions/public-protection/homes/landlord-and-tenant-rights/ · Verified 2026-10-09