Landlord Won't Make Repairs in Arkansas: What Can I Do?
This page covers the repair standards for rental homes in Arkansas and how to ask your landlord for repairs in writing. It covers what state law says about rent and about ending a lease when repairs are not made. It also covers city code checks and one Little Rock rule.
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Arkansas law sets repair standards for rental homes. They apply to a lease or rental agreement entered into or renewed after November 1, 2021. A lease to purchase, or a lease with a purchase right, is not covered. The standards are implied, so they apply even if the lease does not mention them. A landlord is excused when temporarily prevented by an act of God or a failure of public utilities (water, electric, gas). Another force majeure event (a major event no one controls) also excuses it.
✓ Sources checked October 3, 2026
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For a lease entered into or renewed after November 1, 2021, a rented home must have three things. They are an available source of hot and cold running water, an available source of electricity, and a source of potable (safe to drink) water. The home must have them when you get possession and for the whole lease. A landlord is excused when temporarily prevented by an act of God or a failure of public utilities (water, electric, gas). Another force majeure event (a major event no one controls) also excuses it.
✓ Sources checked October 3, 2026
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For a lease entered into or renewed after November 1, 2021, a rented home must meet three more standards. It must have a sanitary sewer system (waste pipes) and plumbing that meet the building and housing codes in place when installed. It must have a functioning roof and building envelope (its outer shell). It must have a functioning heating and air conditioning system, to the extent the system served the home when the lease was signed. The home must meet them for the whole lease. A landlord is excused when temporarily prevented by an act of God or a failure of public utilities (water, electric, gas). Another force majeure event (a major event no one controls) also excuses it.
✓ Sources checked October 3, 2026
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Arkansas law excuses a landlord who is temporarily prevented from meeting the repair standards. An act of God is one cause. So is the failure of public utilities (water, electric, gas), or a problem they cause. Another force majeure event (a major event no one controls) also excuses it.
✓ Sources checked October 3, 2026
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For a lease made or renewed after November 1, 2021, the state repair standards win over any different term in an oral or written lease. The one case is when you agree in writing to take responsibility to renovate (fix up) or remodel the home. Agreeing in writing to finish fixing it up, remodel it or build it is another case.
✓ Sources checked October 3, 2026
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A landlord is treated as meeting the repair standards in two cases. In both, the landlord gives you, when you can take possession, a written form to list defects (problems). In the first, you sign the form without noting a defect and take possession. In the second, you fail to return the form within 2 business days. List every problem you see on the form before you sign.
RenterLaw editorial Arkansas General Assembly, Act 1052 of 2021 (as engrossed, approved 4/29/21) A.C.A. § 18-17-502(c)(1)✓ Sources checked October 3, 2026
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For a problem that starts after you move in, your landlord is treated as meeting the repair standards in some cases. Each case needs written notice from you. In one, you refused the landlord entry to correct the defect (problem). In the other, a deliberate or negligent (careless) act or omission (a failure to act) caused it. The person who acted or failed to act can be you, a member of your family, another occupant (someone living there), or a visitor. It can be anyone other than the landlord or the landlord's agent.
✓ Sources checked October 3, 2026
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If your home does not meet the repair standards, you may give your landlord written notice. Send it by certified mail or by another method your lease provides. The notice must list the acts and omissions (things done or not done) that make the home fall short. Keep a copy and your proof of mailing. Save texts and emails as well; they are also a record of what you sent.
RenterLaw editorial Arkansas General Assembly, Act 1052 of 2021 (as engrossed, approved 4/29/21) A.C.A. § 18-17-502(d)(1)✓ Sources checked October 3, 2026
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You can end the lease without paying for breaking it if four things are true. Your rent is current. None of the law's other excuses for the landlord applies. You gave your landlord written notice that names the problem. The landlord did not fix the problem within 30 calendar days after getting it. Ending the lease and getting back any security deposit you can recover is the only step this repair law gives you. If a court later disagrees, you can owe the rent and face eviction. Get legal help first.
RenterLaw editorial Arkansas General Assembly, Act 1052 of 2021 (as engrossed, approved 4/29/21) A.C.A. § 18-17-502(d)(1)✓ Sources checked October 3, 2026
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Arkansas law does not let a tenant offset (subtract from) or withhold (hold back) rent for any alleged or actual violation of the repair standards. The same law says nothing in its chapter excuses a tenant from paying rent.
✓ Sources checked October 3, 2026
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The Arkansas Attorney General says to keep paying rent even if a landlord does not make a promised repair. The Attorney General lists these choices: small claims court, changing the lease terms with your landlord, moving, or asking a private attorney. If you move out and stop paying rent and a court later disagrees, you can owe the rent and face eviction. Get legal help first.
RenterLaw editorial Arkansas Attorney General (Landlord And Tenant Rights page, undated) Repair and maintenance✓ Sources checked October 3, 2026
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Cities have building codes to protect your health and safety. The Arkansas Attorney General says to contact the city if you have a health or safety problem with your home. The city can tell you if the home fully complies with housing codes (city building rules). A city check can lead to an order to close a building you live in. Ask the city what could happen before you call.
RenterLaw editorial Arkansas Attorney General (Landlord And Tenant Rights page, undated) Repair and maintenance✓ Sources checked October 3, 2026
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A landlord must follow any stricter housing standard of a local government with jurisdiction (legal authority) over the home.
✓ Sources checked October 3, 2026
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Little Rock has a rule for a multifamily housing unit (a home in a building for more than 2 families). If its owner or landlord is located outside Little Rock, Arkansas, the owner or landlord must have a designated representative there.
✓ Sources checked October 3, 2026
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