Arkansas One Page Lease Overview
A one-page lease in Arkansas is a concise rental agreement that covers the essential terms of a tenancy. Arkansas landlord-tenant law is governed by the Arkansas Residential Landlord-Tenant Act of 2007 (A.C.A. § 18-17-101 et seq.), which applies to most residential rentals in the state. Arkansas is notable for being one of the few states in the country that does not recognize an implied warranty of habitability — meaning the landlord's maintenance obligations are limited to what the lease expressly states, unless local housing codes impose additional requirements.
This absence of a habitability warranty makes the terms of a one-page lease especially significant in Arkansas. If the lease does not address maintenance, repair responsibilities, or property condition standards, the landlord has very limited obligations beyond what is written. Courts in Arkansas have historically upheld the doctrine of caveat emptor (buyer beware) in residential rentals, placing the burden on the tenant to inspect the premises before signing. This means a one-page lease that omits maintenance terms effectively shifts nearly all property condition risk to the tenant.
Arkansas does provide a 5-day statutory grace period for rent payments (A.C.A. § 18-17-401) — one of the few states to mandate a grace period by law. The state also permits landlords to use the controversial "failure to vacate" criminal penalty (A.C.A. § 18-16-101), which can make it a criminal misdemeanor for a tenant to remain in possession after the lease expires and proper notice is given. This aggressive enforcement mechanism is unique to Arkansas and has drawn significant criticism from tenant advocates.
2 months' rent
Deposit Limit
60 days
Deposit Return
5 days (statutory)
Grace Period
Arkansas Minimum Required Lease Terms
Under A.C.A. § 18-17-301, a rental agreement governs the tenancy terms. Arkansas's Statute of Frauds requires leases exceeding one year to be in writing. Because Arkansas lacks an implied warranty of habitability, explicitly stating maintenance responsibilities is more critical here than in most states.
- Parties: Full legal names of landlord and all adult tenants; include contact information for maintenance requests
- Premises: Complete street address including city and county; specify included appliances and fixtures since the lease defines the landlord's obligations
- Rent: Monthly amount, due date, and payment methods; note that Arkansas provides a statutory 5-day grace period (A.C.A. § 18-17-401)
- Term: Start and end dates for fixed-term, or month-to-month designation; specify renewal terms
- Security deposit: Amount (capped at 2 months' rent under A.C.A. § 18-16-304) and itemized conditions for return
- Maintenance responsibilities: Critical in Arkansas — without an implied warranty of habitability, the lease should explicitly state who is responsible for repairs, pest control, and property upkeep
- Signatures: All parties must sign and date; no notarization or witnesses required
Arkansas Required Disclosures
Even with a one-page lease, Arkansas requires certain disclosures. These can be provided as separate addenda attached to the lease.
- Lead-based paint (federal): Required for housing built before 1978 (42 U.S.C. § 4852d)
- Landlord/agent identity: Name and address of the owner or authorized agent for service of process and receiving notices (A.C.A. § 18-17-201)
- Security deposit terms: Written description of conditions under which the deposit may be withheld, provided at or before move-in (A.C.A. § 18-16-304)
No Implied Warranty of Habitability
Arkansas is one of the few states that does not recognize an implied warranty of habitability in residential leases. This means the landlord is not automatically required to maintain the premises in a livable condition unless the lease expressly requires it or local housing codes impose maintenance standards. Tenants should negotiate maintenance terms in the lease, and landlords should include them to avoid disputes and potential local code violations.
Enforceability and Default Rules in Arkansas
The most significant gap-filling issue in Arkansas is the absence of an implied warranty of habitability. In most states, if a lease says nothing about maintenance, the landlord is still required to keep the premises habitable. In Arkansas, the landlord's obligations are largely limited to what the lease states. If the lease is silent on repairs, the tenant generally bears the cost of maintaining the unit — though local municipal housing codes may still require minimum standards.
Arkansas does provide certain default rules through the 2007 Landlord-Tenant Act: the landlord must not interfere with the tenant's quiet enjoyment (A.C.A. § 18-17-306), must maintain common areas in a safe condition, and must comply with applicable building and housing codes. The landlord must also provide at least 24 hours' notice before entering for non-emergency reasons, though this is often contested. Month-to-month tenancies require 30 days' notice for termination by either party.
Arkansas's 'failure to vacate' statute (A.C.A. § 18-16-101) is unique and controversial. If a tenant remains in possession after the lease expires and the landlord has given proper written notice, the tenant may be charged with a criminal misdemeanor punishable by a fine. This makes it especially important for the lease to clearly state the end date and renewal terms. A one-page lease should be explicit about what happens when the term expires — whether it converts to month-to-month or requires the tenant to vacate.
Key Financial and Legal Details
| Item | Arkansas Rule |
|---|---|
| Security Deposit Maximum | 2 months' rent (A.C.A. § 18-16-304) |
| Deposit Return Deadline | 60 days after tenant vacates and provides forwarding address |
| Late Fee Cap | No statutory cap; must be reasonable |
| Grace Period | 5 days statutory (A.C.A. § 18-17-401) |
| Termination Notice (M-to-M) | 30 days written notice |
| Non-Payment Notice | 14 days for lease violation; eviction after 5-day grace period |
| Landlord Entry Notice | Reasonable notice required (24 hours recommended) |
| Implied Warranty of Habitability | Not recognized in Arkansas |
Official Arkansas Resources
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