Arkansas eviction process and laws often feel overwhelming when a tenant problem starts to grow, and many landlords want clear direction before taking action. This guide explains why evictions begin, outlines the full legal timeline, shows which notices and filings to expect, and highlights key landlord-tenant laws to ensure every step stays compliant.
How Arkansas Law Defines Eviction
Eviction in Arkansas begins when a landlord files an unlawful detainer case to regain possession of a rental unit after a tenant breaches the lease or refuses to leave. Landlords must follow strict notice rules and court procedures to ensure every part of the process is lawful from day one.
You can find Arkansas eviction laws in the Arkansas Residential Landlord Tenant Act and in the unlawful detainer statutes listed in Ark. Code Ann. 18-60-301 through 18-60-312.
Eviction With Just Cause
Just cause in Arkansas means a landlord relies on a legally recognized reason to remove a tenant, such as unpaid rent, a material lease violation, holdover, or illegal activity on the property.
Just cause also gives both sides a clear record of why the eviction started, so landlords should document missed payments, property damage, photos, notices, and any written communication. These records help support the landlord’s case if the tenant later challenges the eviction.
Applicable law: Ark. Code Ann. 18-17, Ark. Code Ann. 18-60-301
No-Fault Evictions
Landlords in Arkansas can evict fixed-term tenants on a no-fault basis on the final day of the lease. A fixed-term lease ends on the date both sides agreed to, and the landlord may choose not to renew it for any lawful reason. When that day arrives, the tenant must move out or face an unlawful detainer filing in district court.
For month-to-month renters, Arkansas law gives landlords more flexibility. A landlord can end a tenancy for any lawful reason by giving 30 days’ written notice. When the 30 days run out, the tenant must leave, and the landlord can file an unlawful detainer case if the tenant stays in the unit.
Applicable law: Ark. Code Ann. 18-17-401, Ark. Code Ann. 18-17-704
Grounds for Eviction in Arkansas
Landlords in Arkansas may evict tenants for several legally recognized reasons, which include:
Non-Payment of Rent
In Arkansas, a tenant’s rent becomes late as soon as the due date passes, unless the lease provides a grace period. If the tenant still refuses to pay, the landlord can issue a 3-Day Notice to Quit, instructing the tenant to pay the full balance or move out within 3 days.
Landlords protect themselves by listing the exact amount owed, the date it became late, and clear pay-or-leave instructions. Keeping rent ledgers, written reminders, and messages about the missed payment strengthens the landlord’s position if the tenant ignores the notice and the landlord files an unlawful detainer case.
Applicable law: Ark. Code Ann. 18-60-304, Ark. Code Ann. 18-17-401
Lease Violations
A rental agreement lays out the rules that govern the landlord-tenant relationship. When a tenant breaks those rules, Arkansas landlords may move forward with an unlawful detainer case based on the specific violation.
Situations vary, but fundamental lease violations often look like this:
- A tenant in Fayetteville runs a tattoo parlor out of their living room, even though the lease bans business activity.
- A renter in Little Rock brings home a 90-pound dog despite a strict no-pet clause.
- A tenant in Hot Springs swaps out the deadbolt for a biometric lock without approval and refuses entry for scheduled repairs.
Lease agreements protect both sides, so landlords and tenants need to understand the terms clearly and avoid actions that break them.
Applicable law: Ark. Code Ann. 18-17-401, Ark. Code Ann. 18-60-304
Illegal Use of the Premises
Under Arkansas law, landlords can begin an eviction when a tenant’s criminal conduct breaches the lease or threatens the property. For instance, if a tenant runs a cash-only sports betting room in the basement, operates a counterfeit handbag operation in the garage, or uses the kitchen to package controlled substances for sale, the landlord can proceed with eviction (provided they follow the proper notice and filing procedures).
Landlords protect themselves by keeping detailed notes, saving police reports when available, and issuing clear written notices. Strong documentation helps support the unlawful detainer case if the tenant disputes the eviction or refuses to leave.
Applicable law: Ark. Code Ann. 18-17-401, Ark. Code Ann. 18-60-304
Tenant Actions that Threaten Health or Safety
When a tenant creates unsafe or unsanitary conditions in the unit, Arkansas law gives the landlord apparent authority to address the problem. Ark. Code Ann. 18-17-601 requires tenants to comply with health and safety codes, keep the unit reasonably clean, properly dispose of garbage, and avoid damaging the property.
If a tenant’s behavior threatens others or harms the rental property, the landlord can issue a written notice and proceed with an unlawful detainer case if the tenant ignores it.
A few examples of health or safety violations in Arkansas include:
- A tenant lets trash pile up in the kitchen, attracting roaches that spread to nearby units.
- A resident uses a portable propane heater without ventilation, filling the room with unsafe levels of carbon monoxide.
- A tenant ignores a leaking supply line, allowing mold to spread into adjoining rooms.
When issues like these come up, landlords should document everything with dated photos, written notices, and repair records. If the tenant refuses to act within the required notice period, the landlord can file an unlawful detainer case to regain control of the unit. For more guidance on health and safety duties, see our guide on Arkansas’s warranty of habitability.
Applicable law: Ark. Code Ann. 18-17-601, Ark. Code Ann. 18-17-701
Destruction or Neglect of the Rental Unit
When a tenant causes significant damage or ignores a problem that poses a risk to the unit, Arkansas law gives landlords a straightforward way to respond. Arkansas law requires tenants to keep the premises reasonably clean and safe, avoid damaging the property, and comply with health and safety rules. If the tenant refuses to correct the issue after written notice, the landlord can file an unlawful detainer case to regain control of the rental.
Landlords protect themselves by gathering strong evidence. Dated photos, written notices, repair invoices, contractor estimates, and messages showing the tenant ignored the damage all help build a solid timeline.
Applicable law: Ark. Code Ann. 18-17-601, Ark. Code Ann. 18-17-701
Tenant is in a Month-to-Month Rental Contract
Arkansas landlords do not need a reason to end a month-to-month rental agreement. To end the tenancy, the landlord gives 30 days’ written notice and uses a proper 30-Day Notice to Vacate. If the tenant stays past the 30-day mark, the landlord can file an unlawful detainer case in district court to regain possession.
Applicable law: Ark. Code Ann. 18-17-704
Step-by-Step Eviction Process in Arkansas
The Arkansas eviction process follows a strict 7-step procedure that landlords must complete in the correct order. Each stage, from serving notice to obtaining a court order, requires careful timing and accurate documentation.
Here are the steps landlords must take:
1. Deliver Notice to the Tenant
When a landlord decides to evict a tenant, they must first serve the proper notice under Arkansas law. For unpaid rent, the landlord delivers a 3-Day Notice to Quit. When serious issues such as criminal conduct or significant property damage arise, the landlord can proceed directly to an unlawful detainer filing without giving the tenant time to correct the behavior.
Non-curable violations include illegal activity, significant damage, or repeated actions that threaten safety or health. Landlords should serve notices by personal delivery, certified mail, or by posting the notice at the property and mailing a copy. Proper delivery keeps the eviction valid and ensures the case can move forward in court after the deadline.
Notice Forms & Timelines
- Nonpayment of rent: 3-Day Notice to Quit
- Holdover tenancy: 30-Day Notice to Vacate
- Illegal or dangerous activity: Immediate unlawful detainer filing
- Month-to-month tenancy termination: 30-Day Notice to Vacate
Applicable law: Ark. Code Ann. 18-60-304, Ark. Code Ann. 18-17-704
2. File an Eviction Lawsuit Against the Tenant
When the notice period ends or the tenant refuses to fix a curable violation, the landlord will file an unlawful detainer complaint with the local district court. The complaint will list the property address, identify the tenant, explain the reason for eviction, and include copies of the lease and the notice served.
Filing fees in Arkansas usually range from $165 to $250, depending on the county, with additional costs for service of process. After the landlord files, the court clerk will review the paperwork, issue a summons, and set a hearing date.
Applicable law: Ark. Code Ann. 18-60-304, Ark. Code Ann. 18-60-307
3. Serve Court Summons Paperwork to the Tenant
Once the court clerk sets a hearing date for the eviction, the landlord will arrange for a sheriff, deputy sheriff, or licensed process server to deliver the summons and unlawful detainer complaint to the tenant. Arkansas law requires the process server to complete a proof of service form under Arkansas law. This form confirms when, where, and how the tenant received the documents.
After receiving the summons and complaint, the tenant must appear in court on the date listed in the summons or risk default judgment. The tenant may also file a written response before the hearing. Both the landlord and tenant will present their evidence and testimony before the judge makes a decision.
Applicable law: Ark. Code Ann. 18-60-307
4. Attend the Eviction Hearing
On the court date, the landlord will appear before the district court judge, along with the tenant or their attorney. The landlord will bring the lease, eviction notice, proof of service, rent ledger, photos, and any witnesses who can verify the facts. The tenant will present their own documents, explanations, or defenses for the judge to review.
During the hearing, the judge will ask questions, examine the evidence, and may request more documentation or testimony. Landlords should expect the court to consider all information carefully before moving to the next step in the eviction process.
Applicable law: Ark. Code Ann. 18-60-307, Ark. Code Ann. 18-60-308
5. Court Reaches a Ruling
After the hearing, the judge will review all testimony, evidence, and documents before making a decision. In Arkansas, the ruling will usually come at the end of the hearing or soon thereafter, depending on the court’s workload and the details of the case.
If the judge rules in the tenant’s favor, they will remain in the rental, and the eviction process will end. If the judge rules in favor of the landlord, the court will issue a Judgment for Possession and authorize a writ for the sheriff to remove the tenant. Tenants who want to appeal will have 30 days to do so and must post a bond to delay the eviction during the appeal.
Applicable law: Ark. Code Ann. 18-60-307, Ark. Code Ann. 18-60-318
6. Judge Issues a Writ of Possession
With a Judgment for Possession in hand, the court will then issue a Writ of Possession. This document gives the sheriff the authority to remove the tenant and return the property to the landlord. Once the writ is issued, the tenant will have one last window to leave before the sheriff completes the eviction.
After the writ is signed, the sheriff will deliver it to the rental and post a notice at the property. Landlords should expect the sheriff to allow a short period, often around 24 hours, before returning to carry out the removal.
Applicable law: Ark. Code Ann. 18-60-310, Ark. Code Ann. 18-60-307
7. Law Enforcement Executes the Writ of Possession
If the tenant refuses to leave after the deadline, the sheriff will enforce the court-issued Writ of Possession. The sheriff will post the writ at the rental, give a copy to the tenant if possible, and return after 24 hours to remove the tenant if they still have not left. Once law enforcement (not the landlord) completes the eviction, the landlord will regain possession and can secure the property.
After the sheriff removes the tenant, the landlord must handle any belongings left behind under Arkansas law. The tenant’s property must be stored for at least 7 days, allowing time to reclaim it by paying reasonable storage fees. If the tenant fails to collect their items within that window, the landlord may dispose of or sell them and apply as they see fit.
Applicable law: Ark. Code Ann. 18-60-310, Ark. Code Ann. 18-16-508
Tenant Defense Against Eviction in Arkansas
An eviction can turn a tenant’s life upside down, interrupting their job, damaging their credit, and forcing a sudden move. Even so, tenants can take action, gather documentation, and communicate early to avoid unnecessary fallout.
Tenants who stay organized often handle challenges better. Keeping copies of the lease, payment records, and any notices will help build clarity if disputes arise. Open, respectful communication with the landlord about late rent, needed repairs, or moving plans can prevent misunderstandings and, in some cases, stop the case from reaching court altogether.
If a tenant feels overwhelmed, professional help is available. Legal Aid of Arkansas offers free or low-cost legal services to qualified renters. Reaching out early and sharing key documents with an attorney can help tenants better understand their rights and navigate eviction.
Timelines to Expect
In Arkansas, an eviction can be completed in as little as 2 to 4 weeks, but can take longer depending on the reason for eviction and whether the eviction is contested
Below are the parts of the Arkansas eviction process outside the control of landlords for cases that go uncontested.
| Step | Estimated Time |
|---|---|
| Initial Notice Period | 3-30 Calendar Days |
| Court Issuing Summons | 1-3 Business Days |
| Court Serving Summons | 1-3 Business Days |
| Tenant Response Period | 5-10 Business Days |
| Court Ruling | 1-7 Business Days |
| Court Serving Writ of Possession | 1-3 Business Days |
| Final Notice Period | 24 Hours |
Flowchart of the Arkansas Eviction Process
Typical Court Fees
The average cost of an eviction in Arkansas for all filing, court, and service fees is $263. However, the cost varies depending on the county and type of process server. Eviction lawsuits must be filed in District Court or Circuit Court.
| Fee | District/Circuit |
| Initial Court Filing | $165+ |
| Summons Service | $30+ |
| Writ of Possession Issuance | $20 |
| Writ of Possession Execution | $20 |
| Notice of Appeal (Optional) | $150 |
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