AI Arkansas Security Deposit Return Letter

Generate a complete, legally grounded Arkansas Security Deposit Return Letter, enter the deposit amount, itemized deductions, and move-out date to receive a properly structured return letter with the required itemized statement, correct 60-day return deadline, allowable deduction list, penalty exposure disclosures, and forwarding-address acknowledgment, ready to mail., -

Arkansas law (Ark. Code Ann. § 18-16-305) requires landlords to return a tenant's security deposit, or a written itemized statement of deductions plus any remaining balance, within 60 days after the rental agreement terminates and the tenant vacates the premises, provided the tenant has supplied a forwarding address. If the tenant fails to supply a forwarding address at move-out, the 60-day window begins when the landlord receives that address. Failing to meet this deadline or improperly withholding any portion of the deposit exposes the landlord to liability for twice the amount wrongfully withheld plus the deposit itself., -

Part I, Pre-Departure Inspection Offer

Arkansas law does not mandate a formal pre-move-out inspection, but offering one is strongly recommended best practice, it gives the tenant a chance to remedy correctable conditions before vacating, reduces disputes, and documents the landlord's good-faith process. Complete this letter and mail it to the tenant before the lease end date., -

PRE-DEPARTURE INSPECTION OFFER
STATE OF ARKANSAS

Date of Letter: [[Date of Letter]]

TO: [[Tenant Full Name(s)]]
[[Tenant Current Address or Last Known Address]]
[[City]], Arkansas [[ZIP Code]]

FROM (Landlord/Manager): [[Landlord or Property Manager Full Name]]
[[Landlord Mailing Address]], [[City]], Arkansas [[ZIP Code]]
Phone: [[Landlord Phone Number]] | Email: [[Landlord Email Address]]

RE: Pre-Departure Inspection Offer, [[Rental Property Address]], [[City]], Arkansas [[ZIP Code]], -

Dear [[Tenant First Name(s)]],

As your tenancy at [[Rental Property Address]] is scheduled to end on [[Lease End / Vacate Date]], I am writing to offer you an opportunity to walk through the premises with me before your final move-out. The purpose of this inspection is to identify any cleaning or repair items you may wish to address prior to vacating so that deductions from your security deposit of $[[Security Deposit Amount]] can be minimized or avoided.

If you wish to schedule a pre-departure inspection, please contact me no later than [[Inspection Request Deadline (e.g., 3 days before move-out)]] to arrange a mutually convenient time.

Whether or not you elect to participate in the inspection, a formal accounting of your deposit will be mailed to your forwarding address within 60 days after the tenancy terminates and you have provided your forwarding mailing address.

Sincerely,

___________________________________
[[Landlord or Property Manager Full Name]]
[[Title (e.g., Landlord / Property Manager)]]
[[Date Signed]], -

Part II, Security Deposit Return Letter (Full Return, No Deductions)

*Use this letter when the full deposit is being returned.*, -

SECURITY DEPOSIT RETURN LETTER, FULL RETURN
STATE OF ARKANSAS

Date of Letter: [[Date of Letter]]

TO: [[Tenant Full Name(s)]]
[[Tenant Forwarding Address]]
[[City]], [[State]] [[ZIP Code]]

FROM: [[Landlord or Property Manager Full Name]]
[[Landlord Mailing Address]], [[City]], Arkansas [[ZIP Code]]

RE: Return of Security Deposit, [[Rental Property Address]], [[City]], Arkansas [[ZIP Code]], -

Dear [[Tenant First Name(s)]],

Your tenancy at [[Rental Property Address]], [[City]], Arkansas [[ZIP Code]], terminated on [[Move-Out / Possession Delivery Date]]. You vacated the premises and returned all keys on [[Key Return Date]] and provided your forwarding address on [[Forwarding Address Receipt Date]].

After inspecting the premises, I have found no deductions to be made from your security deposit. Accordingly, I am returning your deposit in full.

Enclosed is a check payable to [[Tenant Full Name(s)]] in the amount of $[[Security Deposit Amount]], representing the full return of your security deposit.

Check No.: [[Check Number]]
Check Date: [[Check Date]]
Payable To: [[Tenant Full Name(s)]]

Thank you for your tenancy. This letter constitutes the landlord's complete accounting of your security deposit as required by Ark. Code Ann. § 18-16-305.

Sincerely,

___________________________________
[[Landlord or Property Manager Full Name]]
[[Title]]
[[Date Signed]], -

Part III, Security Deposit Return Letter with Itemized Deductions

*Use this letter when deductions are being made from the deposit.*, -

SECURITY DEPOSIT RETURN LETTER, ITEMIZED STATEMENT OF DEDUCTIONS
STATE OF ARKANSAS
Ark. Code Ann. § 18-16-305

Date of Letter: [[Date of Letter]]

TO: [[Tenant Full Name(s)]]
[[Tenant Forwarding Address]]
[[City]], [[State]] [[ZIP Code]]

FROM: [[Landlord or Property Manager Full Name]]
[[Landlord Mailing Address]], [[City]], Arkansas [[ZIP Code]]
Phone: [[Landlord Phone Number]]

RE: Security Deposit Accounting, [[Rental Property Address]], [[City]], Arkansas [[ZIP Code]], -

Dear [[Tenant First Name(s)]],

Your tenancy at [[Rental Property Address]], [[City]], Arkansas [[ZIP Code]], terminated on [[Move-Out / Possession Delivery Date]]. You vacated the premises and returned all keys on [[Key Return Date]]. You provided your forwarding address on [[Forwarding Address Receipt Date]].

Under Ark. Code Ann. § 18-16-305, I am required to provide this written, itemized statement of deductions and return any remaining balance within 60 days of the later of: (a) the date the tenancy terminates and you vacate the premises, or (b) the date I receive your forwarding address. This letter and the enclosed accounting fulfill that obligation., -

Section A, Deposit Summary

Section B, Itemized Deductions

Arkansas law (Ark. Code Ann. § 18-16-305) permits a landlord to deduct from the security deposit only the following categories:

1. Unpaid rent owed through the final day of tenancy.

2. Actual damages to the premises beyond normal wear and tear, including damage to walls, floors, fixtures, appliances, or other components of the unit caused by the tenant, occupants, or guests, that exceeds normal deterioration from everyday residential use.

3. Cleaning costs necessary to restore the premises to the same level of cleanliness as at the start of the tenancy, to the extent the tenant failed to maintain that standard.

4. Other charges specifically authorized by the written rental agreement (e.g., lease-break fees, unpaid utilities billed to the landlord, pet damage), provided those charges are expressly stated in the lease.

> Normal Wear and Tear, Not Deductible: Faded paint from sunlight, minor scuffs on baseboards from normal use, small nail holes from standard picture hanging, carpet wear along foot-traffic paths, and gradual dulling of fixtures are examples of normal wear and tear and are not deductible under Arkansas law. Charging for normal wear and tear may expose the landlord to double-damage liability., -

Deduction Line Items:

Section C, Supporting Documentation

Copies of receipts, invoices, or written estimates supporting the deductions above are enclosed. Arkansas law does not specify a minimum dollar threshold for required documentation; however, providing itemized receipts or contractor estimates for every deduction is strongly recommended best practice and is your primary defense against a tenant dispute or court challenge.

> Best Practice: Obtain at least one written bid or invoice per deduction item. Attach dated before-and-after photographs (from the move-in inspection checklist and the move-out inspection) to document the condition that forms the basis of each charge. A well-documented file is your strongest protection if the tenant contests the accounting., -

Section D, Balance Returned / Balance Due

IF a balance is owed to the tenant:

Enclosed is a check payable to [[Tenant Full Name(s)]] in the amount of $[[Deposit Balance Returned]], representing the remaining balance of your security deposit after the deductions described above.

Check No.: [[Check Number]]
Check Date: [[Check Date]]
Payable To: [[Tenant Full Name(s)]], -

IF deductions exceed the deposit (balance due from tenant):

The total itemized deductions of $[[Total Deductions]] exceed your deposit of $[[Total Deposit Held]]. Accordingly, the entire deposit has been applied to the charges above, and an additional balance of $[[Balance Owed by Tenant]] remains due from you.

Please remit payment in the amount of $[[Balance Owed by Tenant]] by [[Payment Due Date (e.g., 14 days from this letter)]] to:

[[Landlord or Property Manager Full Name]]
[[Payment Address]]
[[City]], Arkansas [[ZIP Code]]

If payment is not received, landlord reserves all rights and remedies available under the rental agreement and applicable Arkansas law, including the right to pursue collection in Arkansas District or Circuit Court., -

Section E, Forwarding Address Confirmation

Tenant's Forwarding Address Used for This Mailing:
[[Tenant Forwarding Address]], [[City]], [[State]] [[ZIP Code]]

If this address is incorrect, please notify us immediately at [[Landlord Phone Number]] or [[Landlord Email Address]]. The 60-day return period begins when the tenancy terminates and you both (a) vacate the premises and (b) provide a valid forwarding address. If you never provided a forwarding address, the 60-day period begins when the landlord receives it., -

Section F, Statutory Notice to Tenant

Under Ark. Code Ann. § 18-16-305(c), if a landlord wrongfully withholds any portion of the security deposit in bad faith, the tenant may recover the deposit plus damages equal to twice the amount wrongfully withheld, together with reasonable attorney fees, in an action brought in Arkansas District or Circuit Court.

If you believe any deduction is improper, you may contact me to discuss the matter, consult a licensed Arkansas attorney, or file a small-claims action in the Arkansas District Court for the county where the rental property is located., -

Sincerely,

___________________________________
[[Landlord or Property Manager Full Name]]
[[Title (e.g., Landlord / Property Manager)]]
[[Date Signed]]

Enclosures:
- [ ] Check No. [[Check Number]] in the amount of $[[Amount Enclosed]]
- [ ] Receipt(s) / Invoice(s) / Estimate(s) supporting deductions (see Section C)
- [ ] Move-in / Move-out Inspection Checklist *(recommended)*
- [ ] Before-and-after photographs *(recommended)*, -

Part IV, Delivery and Service

Arkansas law does not prescribe a specific delivery method for the security deposit return letter, but the letter and any enclosed check must reach the tenant at their forwarding address within the 60-day window. Best practice is to use a method that creates a verifiable record:

> Important: Send the letter, and enclose the return check, early enough that both arrive well within the 60-day deadline. The clock runs from the later of: (a) the date the tenancy terminates and the tenant vacates, or (b) the date the landlord receives the tenant's forwarding address. If the tenant never provides a forwarding address, document your attempts to obtain one and send the letter to the last known address; retain all records., -

Part V, Completing the Letter, Step-by-Step

1. Confirm the move-out date and key return date. Document in writing (email, text message, or signed receipt) the exact date the tenant surrendered all keys and vacated the premises. This is the possession-delivery date that starts the 60-day clock.

2. Obtain the tenant's forwarding address. Remind tenants during the pre-departure walkthrough and in any final correspondence. If no forwarding address is provided, send the accounting letter to the rental property address with USPS forwarding requested and retain all records.

3. Inspect the premises within 5, 7 days of move-out. Use the original move-in condition checklist to compare. Photograph all damage before making any repairs or hiring contractors.

4. Obtain quotes or invoices. Contact at least one (preferably two) licensed contractors or cleaning services and obtain written bids or invoices before completing the repairs. These are your primary documentation for each deduction.

5. Calculate the deposit accounting. Complete Section A (Deposit Summary) and Section B (Itemized Deductions). Exclude ordinary wear and tear. Do not charge for any pre-existing condition that was documented on the move-in checklist.

6. Prepare the enclosures. Write or print the return check. Gather all receipts and invoices. Assemble copies (not originals) to mail with the letter.

7. Mail within the 60-day deadline. Send by Certified Mail, Return Receipt Requested. Retain the USPS Tracking Number and the green card or electronic delivery confirmation.

8. Retain all records for at least 3 years. File the move-in checklist, move-out photos, invoices, a copy of the letter, proof of mailing, and the signed lease in the tenant's file., -

Part VI, Arkansas Security Deposit Statutory Reference Table

Part VII, Common Mistakes and How to Avoid Them

1. Missing the 60-day deadline
The most common and costly landlord error. Once the tenant vacates and provides a forwarding address, the 60-day clock is running. Set a calendar reminder the day keys are returned. If the forwarding address is delayed, request it in writing immediately, but do not wait indefinitely; send to the rental address as a fallback.

2. Deducting for normal wear and tear
Scuffed baseboards, minor nail holes, carpet indentations from furniture, faded paint, these are normal wear and are NOT deductible. Deducting for them exposes the landlord to double damages under § 18-16-305(c). Only deduct for damage that goes beyond the expected deterioration of a residential unit in ordinary use.

3. Providing no itemized statement
A landlord who returns a lesser check with no written itemized statement has failed to comply with § 18-16-305. Even if the deductions are substantively valid, the failure to provide a written itemization can expose the landlord to the double-damage penalty.

4. No supporting documentation
"Cleaning was needed" without a receipt, invoice, or estimate invites a dispute in court. Document every charge with a contractor invoice, cleaning receipt, or at minimum a signed, itemized written estimate.

5. Charging for pre-existing conditions
If a condition was noted on the move-in checklist, it cannot be charged at move-out. Complete a thorough move-in inspection checklist, have the tenant sign it, and retain it for the life of the tenancy plus at least 3 years.

6. Overlooking the double-damage exposure
If a court finds the landlord wrongfully withheld any portion of the deposit in bad faith, the tenant can recover the withheld amount plus twice that amount as damages plus attorney fees. A $400 improper cleaning charge can become a $1,200 court judgment plus costs.

7. Sending to the wrong address
The letter must reach the tenant. Use the forwarding address the tenant provided at move-out. If none was given, send to the last known address via Certified Mail and request USPS forwarding. Document all attempts., -

Part VIII, Deposit Return Checklist

• [ ] Move-out date and key return date documented in writing
• [ ] Tenant's forwarding mailing address obtained and confirmed
• [ ] 60-day deadline calculated and calendar-reminded ([[Move-Out Date]] + 60 days)
• [ ] Premises inspected within 5, 7 days of move-out; dated photographs taken
• [ ] Move-in checklist compared to move-out condition; pre-existing items excluded
• [ ] Normal wear and tear excluded from all deductions
• [ ] Deductions limited to: unpaid rent, actual damages beyond wear and tear, cleaning, lease-authorized charges
• [ ] Written invoices / receipts / estimates obtained for each deduction
• [ ] Deposit Summary (Section A) and Itemized Deductions (Section B) completed
• [ ] Return check prepared (or zero-balance letter if deposit exhausted by deductions)
• [ ] Supporting documentation copied for enclosure
• [ ] Letter and check mailed by Certified Mail, Return Receipt Requested
• [ ] USPS tracking number and delivery confirmation retained
• [ ] Copy of full letter and all enclosures filed in tenant file
• [ ] All records retained for minimum 3 years, -

Disclaimer and Sources

Template, not professional legal advice. This template provides general guidance on Arkansas security deposit return requirements as of June 2026 and is not a substitute for advice from a licensed Arkansas attorney. Security deposit law is subject to change; consult a qualified real estate attorney to verify that all statutory deadlines, itemization requirements, and permissible deductions are current and applicable to your specific situation. Variables are tokenized as `[[merge fields]]`; invented example values are tagged `[ASSUMPTION: …]`.

Sources (as of June 2026):
- Arkansas Code Annotated § 18-16-305 (Security deposit, return requirements, permissible deductions, penalty)
- Arkansas Residential Landlord-Tenant Act, Ark. Code Ann. §§ 18-16-101 through 18-16-306
- Fair Housing Act, 42 U.S.C. § 3601 et seq.
- Arkansas Civil Rights Act, Ark. Code Ann. § 16-123-107