ARKANSAS RESIDENTIAL LEASE AGREEMENT
(Arkansas Code Annotated Title 18, Chapter 16; Arkansas Landlord and Tenant Law)
This Residential Lease Agreement (this "Agreement") is entered into as of [[Agreement Date]] by and between:
Landlord: [[Landlord Full Legal Name or Entity Name]], with a mailing address of [[Landlord Address, City, State, ZIP]] ("Landlord"); and
Tenant(s): [[Tenant 1 Full Legal Name]], [[Tenant 2 Full Legal Name (if any)]] (jointly and severally, "Tenant").
Landlord and Tenant agree as follows.
1. DEFINITIONS
"Premises" means the dwelling unit, appliances, fixtures, and any identified parking or storage described in Section 2. "Rent" means all amounts payable under this Agreement. "Lease Term" means the period specified in Section 3. "Security Deposit" means funds held pursuant to applicable Arkansas law (A.C.A. §§ 18-16-303 through 18-16-305 for covered landlords). "Covered Landlord" means a landlord who owns or controls six (6) or more dwelling units or who employs a manager or agent for the Premises.
2. PREMISES; PARKING; STORAGE; FURNISHINGS
Landlord leases to Tenant the residential premises located at:
[[Full Property Address, Unit Number (if any), City, County, Arkansas, ZIP Code]]
(the "Premises")
Assigned parking space(s): [[Parking Space Number / Description / "None"]]
Storage area: [[Storage Area Description / "None"]]
Included appliances and furnishings: [[List included appliances and furnishings, e.g., "refrigerator, range/oven, dishwasher, microwave, washer/dryer if present, window coverings" or "standard fixtures only"]]
Tenant has examined the Premises (including all systems, appliances, and fixtures) and accepts them in their present condition, except as expressly noted on the attached Move-In/Move-Out Inspection Checklist (Exhibit A). The Premises shall be used and occupied solely as a private residential dwelling unit. No other use is permitted without Landlord's prior written consent.
3. TERM; POSSESSION; HOLDOVER
3.1 Term. The Lease Term is [[Lease Duration, e.g., "twelve (12) months"]], commencing on [[Lease Start Date]] (the "Start Date") and ending on [[Lease End Date]] (the "End Date").
3.2 Possession. If Landlord is unable to deliver possession of the Premises on the Start Date through no fault of Tenant, Rent shall abate proportionally until possession is delivered. If Landlord cannot deliver possession within [[5 / 7 / 10 (select)]] days after the Start Date, Tenant may terminate this Agreement by written notice and shall receive a full refund of all prepaid Rent and the Security Deposit.
3.3 Holdover. If Tenant remains in possession after the End Date without Landlord's prior written consent:
- With Landlord's consent (written or by acceptance of Rent): the tenancy shall convert to a month-to-month tenancy upon the same terms and conditions, terminable by either party upon one (1) rental period's written notice (typically 30 days for monthly tenancies).
- Without consent: Tenant shall be a holdover tenant. Landlord may pursue unlawful detainer and recover possession plus damages, including but not limited to holdover rent at the rate of [[150% of monthly Rent, pro-rated daily, or other stated rate]] per day, plus any additional actual damages.
4. RENT; PAYMENT
4.1 Monthly Rent. Tenant shall pay monthly Rent of $[[Monthly Rent Amount]] ([[Written Amount]] dollars), due and payable in advance on the [[1st / 5th / other specified day]] of each calendar month, without offset, deduction, demand, or prior notice, at the place or by the method designated by Landlord.
4.2 Payment Methods. Rent and other charges may be paid by:
- [ ] Personal check, cashier's check, or money order made payable to [[Payee Name]] and delivered to [[Payment Address or Lockbox]]
- [ ] Electronic funds transfer / online portal: [[Portal URL or Instructions]]
- [ ] Other method designated in writing by Landlord: [[Describe]]
4.3 Proration. If the Start Date is not the first day of a month, the first month's Rent shall be prorated on a thirty (30) day basis.
4.4 NSF / Returned Payments. A fee of $[[NSF Fee, e.g. "$30" (max per Arkansas law)]] (or the maximum permitted by A.C.A. § 4-60-103) shall be charged for any returned or dishonored payment, plus any bank fees.
4.5 Application of Payments. Landlord may apply payments in any order permitted by law, including first to outstanding fees, costs, and then to Rent.
5. LATE FEES; GRACE PERIOD
Rent is due on the date specified. If not received by that date, it is late. Landlord may charge a reasonable late fee provided it is disclosed in writing. Any late fee shall represent a reasonable estimate of the administrative costs incurred by Landlord. Acceptance of late Rent or a late fee does not constitute a waiver of any default or of Landlord's right to pursue remedies.
6. SECURITY DEPOSIT (A.C.A. §§ 18-16-303 - 18-16-305)
6.1 Amount. Upon execution of this Agreement, Tenant shall pay a Security Deposit in the amount of $[[Security Deposit Amount]].
For Covered Landlords (those owning or controlling six or more units or using a manager), the deposit shall not exceed two (2) months' periodic Rent. For landlords not covered by the statutory deposit subchapter, different limits or common-law rules may apply; Landlord represents that the amount charged complies with applicable law.
6.2 Holding and Permitted Deductions. The deposit is held by Landlord as security for Tenant's faithful performance of all terms of this Agreement. Landlord may apply the deposit to:
- Unpaid Rent or other charges due under this Agreement;
- Repair of damage to the Premises, appliances, or fixtures caused by Tenant's negligence, misuse, or that of Tenant's guests or invitees, beyond ordinary wear and tear;
- Cleaning required to return the Premises to the move-in condition (reasonable cleaning).
6.3 Return Deadline and Itemization. Within sixty (60) days after termination of the tenancy and Tenant's delivery of possession and all keys to Landlord, Landlord shall return the deposit or provide Tenant with an itemized written statement of any deductions together with payment of any balance. Failure to provide timely itemization in accordance with law may limit or forfeit Landlord's right to withhold amounts.
6.4 Forwarding Address. Tenant shall provide Landlord with a forwarding address in writing within [[5 / 10]] days after vacating. Failure to do so may delay or affect return procedures.
6.5 No Last Month's Rent. Tenant may not apply the Security Deposit as last month's Rent without Landlord's prior written consent.
7. UTILITIES AND SERVICES
Tenant shall be responsible for payment of [[List tenant-paid utilities, e.g., "electricity, gas, water, sewer, trash, internet, cable"]], placed in Tenant's name effective on or before the Start Date. Landlord shall be responsible for [[List landlord-paid utilities or "none"]] . Tenant shall not allow any utility service for which Tenant is responsible to be disconnected. Landlord is not liable for interruptions beyond Landlord's reasonable control.
8. OCCUPANTS; GUESTS; ASSIGNMENT AND SUBLETTING
The Premises shall be occupied only by Tenant and the following additional permitted occupants: [[List names or "none other than Tenant"]] .
Guests staying more than [[Number, e.g. 14]] consecutive days or more than [[Total days per year]] in any calendar year require Landlord's prior written consent and may be deemed unauthorized occupants.
Tenant shall not assign this Agreement or sublet the Premises or any part thereof without Landlord's prior written consent, which may be withheld in Landlord's sole discretion. Any attempted assignment or sublease without consent is void and constitutes a material breach.
9. USE; CONDUCT; QUIET ENJOYMENT
Tenant shall use the Premises only as a private residence in a lawful manner. Tenant, occupants, and guests shall not create a nuisance, disturb the peaceful enjoyment of neighbors, or violate any law, ordinance, or community rules. Tenant shall comply with all reasonable rules and regulations adopted by Landlord and provided to Tenant.
10. PETS; ASSISTANCE ANIMALS
No pets or animals are permitted without Landlord's prior written consent except as required by law for assistance animals. [[Pet Policy: e.g., "No pets allowed. Violation constitutes breach." or "One (1) dog or cat weighing under 40 lbs with $[[Pet Deposit or Rent]] additional non-refundable pet fee and written pet agreement."]]
Tenant is responsible for all damage, noise, odors, waste, or injury caused by any permitted animal. Landlord may revoke consent for cause.
11. SMOKING; ILLEGAL ACTIVITIES
[[Smoking Policy: e.g., "No smoking of any kind (including e-cigarettes/vaping) inside the Premises or within 25 feet of entrances. Violation may result in additional cleaning charges and termination."]]
No illegal drugs or activities are permitted on the Premises. Violation is grounds for immediate termination and forfeiture of deposit to the extent permitted by law.
12. PARKING; VEHICLES
Only operable, registered, and insured vehicles may be parked in assigned spaces. Inoperable, unregistered, or unauthorized vehicles may be towed at owner's expense after any notice required by law or posted rules. [[Additional parking / towing rules]]
13. MAINTENANCE - LANDLORD
Landlord shall maintain the Premises in a habitable condition, comply with all applicable building and housing codes, and keep in good repair the roof, exterior walls, structural components, plumbing, electrical, heating, and any appliances provided by Landlord. Landlord shall make necessary repairs within a reasonable time after written notice from Tenant, except in emergencies.
14. MAINTENANCE - TENANT
Tenant shall:
- Keep the Premises clean, sanitary, safe, and free from hazards, pests (to the extent caused by Tenant), and excessive trash;
- Properly use and operate all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances;
- Dispose of all rubbish, garbage, and other waste in a clean and sanitary manner;
- Keep all plumbing fixtures clean and free from obstruction;
- Replace HVAC filters, light bulbs, batteries in smoke/CO detectors, and similar consumables as needed;
- Promptly notify Landlord in writing of any needed repairs, dangerous conditions, or defects;
- Be responsible for, and pay for, all repairs or replacements required because of Tenant's, occupants', or guests' misuse, neglect, or failure to maintain.
Tenant shall not make alterations, additions, or improvements without Landlord's prior written consent.
15. REPAIR REQUESTS; EMERGENCIES
Routine repair requests shall be submitted in writing (email or portal acceptable if designated) to [[Repair Request Contact / Email / Portal]].
For true emergencies threatening life, health, or significant property damage (fire, gas leak, major water leak, no heat in winter, etc.), Tenant shall immediately notify Landlord by phone at [[Emergency Phone]] and take reasonable steps to mitigate damage. Landlord shall respond promptly.
16. ENTRY BY LANDLORD
Landlord may enter the Premises:
- In case of emergency;
- To make necessary or agreed repairs, decorations, alterations, or improvements;
- To supply necessary or agreed services;
- To exhibit the Premises to prospective or actual purchasers, tenants, workmen, or contractors;
- To inspect for compliance with this Agreement and applicable law.
Except in emergencies or with Tenant's consent, Landlord shall give Tenant at least [[24 / 48]] hours' reasonable notice of the date, time, and purpose of entry and shall enter during reasonable hours. Tenant shall not unreasonably withhold consent to Landlord's entry for lawful purposes.
17. DEFAULT AND REMEDIES; UNLAWFUL DETAINER
17.1 Tenant Default. The following constitute material breaches:
- Failure to pay Rent when due;
- Violation of any term of this Agreement or rules;
- Nuisance, illegal activity, or damage to the Premises;
- Abandonment of the Premises;
- Assignment or subletting without consent;
- Providing false information on the rental application.
17.2 Notice and Cure. For non-payment of Rent, Landlord may serve notice as required by Arkansas unlawful detainer statutes (commonly a three (3) day notice to pay or vacate, or as currently codified). For other breaches, Landlord may serve appropriate statutory notice (e.g., 10-day notice to cure or vacate where applicable). If Tenant fails to cure within the statutory period, Landlord may terminate the tenancy and commence unlawful detainer proceedings for possession and damages.
17.3 Landlord Remedies. Upon termination for breach, Landlord may recover possession, unpaid Rent, costs of re-renting, repair costs beyond ordinary wear and tear, and other damages permitted by law. Landlord shall mitigate damages as required by Arkansas law.
17.4 No Self-Help Evictions. Landlord shall not utilize "self-help" evictions (changing locks, shutting off utilities, removing property, or threats) except through proper legal process. Tenant waives no rights under law.
18. TERMINATION BY LANDLORD - NO CAUSE (MONTH-TO-MONTH OR END OF TERM)
At the end of a fixed term or during a month-to-month tenancy, Landlord may terminate by giving one (1) full rental period's written notice (typically 30 days for monthly tenancies). Notice must be served in a manner permitted by Arkansas law.
19. TERMINATION BY TENANT; EARLY TERMINATION
Tenant may terminate at the end of the Lease Term by providing proper written notice as required by law or this Agreement. Early termination by Tenant without cause constitutes a breach; Tenant remains liable for Rent until the Premises are re-rented or the term expires, subject to Landlord's duty to mitigate. Military personnel may have additional rights under the Servicemembers Civil Relief Act (SCRA).
20. CASUALTY; DESTRUCTION; CONDEMNATION
If the Premises are damaged by fire or other casualty so as to be uninhabitable, Rent shall abate proportionally. If repairs cannot be completed within a reasonable time (e.g., 30-60 days), either party may terminate. If the Premises are taken by eminent domain, this Agreement shall terminate and Tenant shall be entitled to any relocation benefits or Rent abatement as provided by law. Landlord shall not be liable for Tenant's personal property losses.
21. INSURANCE; LIABILITY; WAIVER OF SUBROGATION
Landlord's insurance does not cover Tenant's personal property or liability. Tenant is strongly advised (and may be required) to obtain renter's insurance with minimum liability of $[[Amount, e.g. 300,000]] and personal property coverage. Tenant shall provide proof upon request.
Landlord is not liable for injury or loss to Tenant or guests except to the extent caused by Landlord's negligence or willful misconduct. Tenant waives all claims against Landlord for loss or damage to Tenant's property to the extent covered by Tenant's insurance, and Tenant shall cause Tenant's insurer to waive subrogation against Landlord.
22. INDEMNIFICATION
Tenant shall indemnify, defend, and hold Landlord harmless from and against any claims, damages, losses, costs, or expenses (including reasonable attorneys' fees) arising from Tenant's use of the Premises, breach of this Agreement, or negligent or wrongful acts or omissions of Tenant, occupants, or guests.
23. NOTICES
All notices required or permitted under this Agreement or by law shall be in writing and shall be deemed delivered when personally delivered, or three (3) days after mailing by certified or registered mail, return receipt requested, or upon confirmed electronic delivery if the parties have agreed in writing to electronic notice, addressed to the parties at the addresses first set forth above (or such other address as a party may designate by written notice).
24. ATTORNEYS' FEES
In any action or proceeding arising out of this Agreement, the prevailing party shall be entitled to recover reasonable attorneys' fees and costs from the other party to the extent permitted by Arkansas law.
25. SEVERABILITY; WAIVER; ENTIRE AGREEMENT
If any provision of this Agreement is held invalid or unenforceable, the remainder shall remain in full force. No waiver of any breach shall be a waiver of any subsequent breach. This Agreement, including all exhibits and attachments, constitutes the entire agreement between the parties and supersedes all prior negotiations, representations, and agreements. No modification shall be binding unless in writing and signed by both parties.
26. BINDING EFFECT; SUCCESSORS
This Agreement shall be binding upon and inure to the benefit of the parties, their heirs, successors, and permitted assigns.
27. GOVERNING LAW; VENUE
This Agreement shall be governed by and construed in accordance with the laws of the State of Arkansas. Any legal action shall be brought in the courts of the county where the Premises are located, or as otherwise required by law.
28. LEAD-BASED PAINT DISCLOSURE (PRE-1978 HOUSING)
If the Premises were built before 1978, federal law (42 U.S.C. 4852d) requires Landlord to disclose known lead-based paint hazards and provide the EPA pamphlet "Protect Your Family From Lead in Your Home." Landlord has attached the required disclosure and pamphlet as Exhibit B if applicable. Tenant acknowledges receipt.
29. MOVE-IN / MOVE-OUT INSPECTION CHECKLIST
A written Move-In/Move-Out Inspection Checklist (Exhibit A) documenting the condition of the Premises, appliances, and furnishings at the beginning of the tenancy is attached and incorporated. Tenant shall complete and return the move-in portion within [[5 / 7]] days of taking possession. Failure to note discrepancies may limit Tenant's ability to dispute later deductions.
30. ADDITIONAL TERMS AND EXHIBITS
Additional Terms: [[Insert any property-specific rules, HOA requirements, parking assignments, or "None"]]
Exhibits attached and incorporated by reference:
- Exhibit A: Move-In/Move-Out Inspection Checklist
- Exhibit B: Lead-Based Paint Disclosure (if pre-1978)
- Schedule A: Landlord Rules and Regulations (if any)
- [[Other: e.g., Pet Agreement, Mold Addendum, etc.]]
SIGNATURES
LANDLORD:
Signature: _______________________________________________ Date: [[Agreement Date]]
Printed Name: [[Landlord Full Legal Name or Entity Name]]
TENANT(S):
Signature: _______________________________________________ Date: [[Agreement Date]]
Printed Name: [[Tenant 1 Full Legal Name]]
Signature: _______________________________________________ Date: [[Agreement Date]]
Printed Name: [[Tenant 2 Full Legal Name (if any)]]
Each Tenant signing below acknowledges having read, understood, and received a copy of this entire Agreement (including exhibits) and agrees to all terms.
> Template - not professional advice. Verify all figures, clauses, disclosures, and notice periods against current Arkansas statutes and any applicable local ordinances or court procedures. This is a sample only. Consult a licensed Arkansas attorney. Laws and required forms change.
Primary Sources (as of 2026-06):
- Arkansas Code Annotated Title 18, Chapter 16 (Landlord and Tenant), §§ 18-16-101 et seq., including security deposit provisions §§ 18-16-303 - 18-16-305.
- Arkansas unlawful detainer statutes (A.C.A. Title 18, Chapter 17 or successor) and local district court procedures for possession actions.
- Federal lead-based paint disclosure rules (pre-1978 housing).
- Arkansas Attorney General guidance on landlord-tenant rights.
Landlord and Tenant should confirm current notice forms, filing fees, and any city/county-specific rules (e.g., in Little Rock or other municipalities) before use. A written move-in checklist and documented communications are strongly recommended.
