Arkansas (AR) lease form
Arkansas is one of the most landlord-flexible states in the country, but that flexibility cuts both ways: a poorly drafted lease can leave both parties exposed. The Arkansas Residential Landlord-Tenant Act of 2007 (Ark. Code Ann. Title 18, Chapter 17) governs the core rights and duties of landlords and tenants, and Act 1052 of 2021 layered in implied residential quality standards that apply to leases entered or renewed after November 1, 2021. Because Arkansas does not recognize a broad implied warranty of habitability the way most states do, what you write into the lease matters more here than almost anywhere else -- making precise, compliant drafting a genuine competitive advantage for professional property managers.
Revun generates a Arkansas-ready lease with the required disclosures and clauses built in, then handles e-signature, rent, and renewals on the same platform.
Required by federal law (42 U.S.C. § 4852d) for all residential dwellings built before 1978. Landlords must disclose any known lead-based paint hazards, attach the EPA pamphlet 'Protect Your Family from Lead in Your Home,' and obtain a signed tenant acknowledgment before occupancy.
Landlords must disclose the name and address of the property owner and, if applicable, the property manager authorized to act on the owner's behalf. This information must be provided to the tenant and is essential for valid legal notice. A manager who fails to make this disclosure may be treated as a 'landlord' under the statute and bear full liability.
Before or at move-in, landlords must disclose any known defects in the dwelling's roof, plumbing, electrical system, HVAC, and drinking water supply. The standard safe-harbor method is a written move-in defect checklist provided to the tenant. If the tenant signs without noting defects and takes possession, or fails to return the form within two business days, the landlord is deemed compliant.
For leases entered into or renewed after November 1, 2021, the lease should reflect that the dwelling will provide hot and cold running water, electricity, potable drinking water, code-compliant plumbing and sewer, a functioning roof and building envelope, and operational heating and cooling (if those systems existed at lease commencement). Tenants cannot offset or withhold rent for violations; their sole remedy is lease termination after proper written notice and a 30-day cure period.
Arkansas does not have a state statute expressly mandating flood zone disclosure in residential leases. However, if the landlord has actual knowledge that the property lies within a FEMA-designated flood zone, disclosing that information in the lease is strongly recommended to avoid potential fraud or misrepresentation claims.
General information, not legal advice. Governing statute: Arkansas Residential Landlord-Tenant Act of 2007 (Ark. Code Ann. Title 18, Chapter 17, §§ 18-17-101 through 18-17-913); supplemented by Ark. Code Ann. Chapter 16 (general landlord-tenant provisions including security deposits at §§ 18-16-301 to 18-16-306) and Act 1052 of 2021 (implied residential quality standards, codified at § 18-17-502). Confirm current requirements or consult an attorney before finalizing a lease.
Arkansas lease FAQ
Arkansas landlords must provide two core disclosures in every residential lease: (1) the federal lead-based paint disclosure for any property built before 1978, including the EPA hazard pamphlet and a signed tenant acknowledgment; and (2) a disclosure of the landlord's name and address (and the property manager's, if applicable) as required by Ark. Code Ann. § 18-17-301. Landlords must also disclose any known defects in the roof, plumbing, HVAC, electrical, and drinking water systems at move-in under § 18-17-502, typically through a written move-in checklist. Arkansas does not currently mandate mold, bedbug, or flood-zone disclosures by statute, though disclosing known flood risk is advisable to avoid misrepresentation claims.
Arkansas law does not require a written lease for tenancies of one year or less -- oral agreements are legally binding for shorter terms. However, any residential lease lasting more than one year must be in writing to be enforceable under Ark. Code Ann. § 4-59-101. Regardless of lease length, a written agreement is strongly recommended because it documents every agreed term (rent, fees, maintenance duties, entry procedures) and is your only reliable evidence if a dispute reaches court.
Arkansas is unique in that it does not recognize the implied warranty of habitability recognized by nearly every other state. For leases entered into or renewed after November 1, 2021, Act 1052 (codified at Ark. Code Ann. § 18-17-502) implies minimum residential quality standards: functioning hot and cold water, electricity, potable drinking water, code-compliant plumbing, a sound roof, and operational heating and cooling if those systems were present at lease start. If a landlord fails to correct a violation within 30 days of written notice, the tenant's sole remedy is to terminate the lease penalty-free and recover the security deposit. Tenants cannot withhold or offset rent for quality-standard violations.
Several clause types are void under Arkansas law or public policy. Landlords cannot include provisions authorizing self-help eviction (changing locks, shutting off utilities, or removing tenant property without a court order). Clauses waiving the tenant's right to sue the landlord categorically or requiring the tenant to pay all legal fees regardless of fault are generally unenforceable. Any provision that retaliates against a tenant for exercising statutory rights -- such as raising rent within six months of a repair complaint -- violates Ark. Code Ann. § 18-17-701. Security deposit amounts above two months' rent are unenforceable for landlords covered by the six-or-more-unit threshold. Discriminatory restrictions based on race, sex, religion, national origin, disability, or familial status violate the Fair Housing Act and state civil rights law.
For landlords who rent six or more dwelling units, Ark. Code Ann. § 18-16-301 caps the security deposit at two months' rent, with a 60-day return deadline and an itemized deduction statement required. The security deposit law does not apply to landlords renting fewer than six units, though professional managers typically follow the same cap as a best practice. Arkansas has no statutory cap on residential late fees, so the fee amount and any grace period must be clearly stated in the lease to be collectible. A fee that is grossly disproportionate to actual damages could be challenged as an unenforceable penalty, so keeping late fees reasonable (commonly $50 to $100 or a percentage of monthly rent) reduces legal risk.
