Arkansas Landlord Responsibility Statement

Effective Date: November 1, 2025
Jurisdiction: State of Arkansas
Applies To: All landlords, property managers, agents and listing entities using the Tentunit platform to list residential rental properties (including student, young-professional and family housing) in Arkansas.

1. Purpose

This Statement sets forth the operational, legal, and ethical standards that landlords must meet when listing properties through the Tentunit platform in Arkansas. Use of the platform constitutes landlord agreement to comply with this Statement, the Tentunit Terms of Service, Payment Terms, Fair Housing & Equal Access Policy, and all applicable federal, state and local laws. This document does not constitute legal advice; landlords should consult qualified counsel for specific obligations and risks.

2. Listing Accuracy, Transparency & Advertising Standards

Landlords must ensure all listings are truthful, up-to-date, and reflect the actual offering.

Required Disclosures

Each listing must clearly and completely disclose:

Monthly rent amount, lease term (start/end or renewal terms), and earliest availability date.
All one-time and recurring fees: application fees, move-in fees, administrative/amenity fees, parking fees, pet deposit/fees, utility rebilling/allocations.
Security deposit amount (or fee in lieu), conditions for return, possible deductions, and timeframe.
Utility responsibilities: which utilities tenant pays versus landlord, method of allocation or sub-metering if used.
Unit condition and finishes: photographs must reflect the actual unit being offered model unit photos only if clearly labeled as such.
Screening criteria: income thresholds, credit standards, guarantor/co-signer requirements, student status or age limitations (if applicable).
Availability: the listing must represent a unit genuinely available for lease; if status changes (leased, held, unavailable), listing must be updated promptly.

Prohibited Practices

Advertising units not truly available without prompt removal or update.
Misrepresenting square footage, number of bedrooms/bathrooms, finishes, amenities, view, location, or condition.
Using “starting at” or teaser pricing without full disclosure of eligibility, timing, availability and unit count.
Omitting fees or presenting misleading costs so a reasonable renter would be misled.
Bait-and-switch: advertising one unit/terms then offering materially different terms or unit without disclosure.

State Law Context

Arkansas’s landlord-tenant law includes the Uniform Residential Landlord and Tenant Act (AR Code § 18-16-101 et seq.) which provides foundational rights and duties. Advertising practices must still comply with federal truth-in-advertising laws and state consumer protection statutes.

3. Fair Housing & Equal Access

Landlords must comply with federal and applicable state/local non-discrimination laws:

Federal Fair Housing Act (42 U.S.C. § 3601 et seq.).
Arkansas state law obligations and local ordinances.

Landlords must:

Apply uniform screening criteria to all applicants regardless of protected class (race, color, religion, sex, national origin, disability, familial status).
Provide reasonable accommodations/modifications for persons with disabilities when required by law.
Avoid discriminatory advertising, screening, or leasing practices (including covert or indirect discrimination).
Maintain documentation of screening criteria, decisions, and any denied applications to support audit or enforcement review.

4. Communication & Operational Responsiveness

Landlords must maintain professional, timely, documented communication to uphold the student/young-professional friendly experience that Tentunit promotes.

Acknowledge listing inquiries, application submissions, or maintenance/repair requests via Tentunit (or another documented channel) within 24 hours, with substantive follow-up within 48 hours.
Keep applicants up-to-date on status (approved/denied), and tenants informed on scheduled repairs, inspections, entries, utility interruptions or changes in policy.
Update listing information promptly when terms, availability, fees, or policies change (rent amount, availability date, amenities).
Use courteous, professional, nondiscriminatory language at all times. Repeated poor communication or discriminatory conduct may result in listing suspension or account termination by Tentunit.

5. Lease Execution, Legal Compliance & Contract Terms

All leases executed via Tentunit in Arkansas must comply with statutory requirements and best-practice standards.

Required Lease Elements & Compliance

Lease must be in writing or documented electronically and executed via Tentunit’s approved process or equivalent.
Lease must include landlord/agent name and address for notices and service. (AR Code § 18-16-202)
Include clear statement of: rent amount, due date, lease term (fixed or periodic), renewal/termination terms, security deposit amount and handling, all non-recurring and recurring fees, utility responsibilities, screening policy.
Disclose tenant rights and reference applicable statutes (for example, security deposit rules under AR Code § 18-16-301 et seq.).
Lease must not include unlawful self-help eviction clauses (such as lock-out or utility shut-off) in violation of AR Code § 18-16-504 et seq.
For periodic tenancies (month-to-month), providing proper written notice for termination is required by law (AR Code § 18-17-704(b)).
Late fees must be clearly disclosed insofar as allowed by lease; fees must be reasonable and valid under contract, not punitive or unconscionable.

6. Habitability, Maintenance & Repair Obligations

Landlords must maintain leased premises in a safe, habitable, clean, and code-compliant condition, consistent with AR Code § 18-17-502 and § 18-16-204.
Key obligations include:

Structural soundness: roof, walls, floors, stairs/railings, porches, windows/doors, locks must be maintained.
Utilities/systems: heating, plumbing, electrical wiring and fixtures, sanitation must work.
Life-safety devices: smoke detectors, carbon-monoxide alarms (as required by local code) must be present and functioning.
Landlord must respond in a reasonable timeframe to tenant-reported conditions that materially affect health or safety.
Tenant retaliation (raising rent, reducing services, eviction) for exercise of rights (such as requesting repairs) is prohibited under Arkansas law.
Landlord must maintain maintenance records: tenant repair requests, vendor/work-order, completion date, tenant notifications.

7. Entry, Inspections & Tenant Privacy

Landlords must respect tenants’ right to quiet enjoyment and provide reasonable access protocols.

Arkansas law does not prescribe a specific statewide notice-period for non-emergency entry; best practice for listings on Tentunit is advance notice of at least 24 hours, and entry during reasonable hours (e.g., 8 a.m.–8 p.m.).
Entry shall be for legitimate reasons: repairs, inspections, showings to prospective tenants/buyers, agreed improvements. (AR Code § 18-17-602(a))
Landlord should document entry: notice issued, date/time of entry, purpose, attendees, outcomes.
Offer tenant the opportunity to attend move-out inspection or provide a move-out condition report (best practice even if not statutorily required).

8. Security Deposit Handling & Administration

Arkansas’s statutes set out rules for security deposits under AR Code § 18-16-301 – § 18-16-306.

Key Rules

Maximum deposit amount: For landlords who rent six or more dwelling units, or who hire a third-party manager, the maximum security deposit may not exceed two months’ rent. (AR Code § 18-16-304)
Return & Itemization: Within 60 days of tenancy termination and delivery of possession by tenant, the landlord must return the deposit (or remaining portion) and deliver a written itemized list of deductions (AR Code § 18-16-305(a)(1)).
Mailing & Abandonment: Landlord is deemed compliant if they mail the notice/payment by first-class mail to last known address. If the notice is returned and tenant cannot be located, the payment becomes landlord’s after 180 days. (AR Code § 18-16-305(b)(2))
Interest: Arkansas law does not require landlords to pay interest on security deposits.

Permissible Deductions

Landlord may make deductions for:

Unpaid rent accrued under the rental agreement.
Damage to the dwelling caused by non-compliance by tenant (beyond normal wear and tear).
Other costs specified in the lease authorized by statute.

Penalties

If landlord fails to comply with deposit return requirements, tenant may recover the deposit owed, damages equal to twice the amount wrongfully withheld, court costs and attorney fees (AR Code § 18-16-306)

Tentunit Requirements for Landlords

Use a signed move-in condition checklist with date-stamped photographs and tenant acknowledgement.
Clearly disclose deposit amount, conditions for deductions, timeframe for return, forwarding address requirement in lease and listing.
Maintain full ledger: deposit account details (if held separately), deductions, return payments, correspondence.
Ensure deposit returns and itemized notices are provided within statutory timeline.
If property changes ownership, ensure deposit transfer and notification to tenant (best practice).

9. Student-Housing & Young-Professional Specific Standards

Given Tentunit’s focus on student and young-professional rental markets, landlords must observe enhanced standards:

Disclose in listing: proximity to campus/university, public transit or parking policy, sub-letting policy, early termination/lease-release options, lease renewal or non-renewal process.
Provide digital-first onboarding materials tailored for student renters: move-in guide, utilities set-up instructions, emergency contact, shared-housing rules if applicable.
Avoid exploitative practices targeting students (e.g., excessive fees, misleading claims of campus access, forced guarantor without alternative option).
Maintain communication channels suitable for younger renters (mobile/app notifications; after-hours support) and actively manage expectations around shared-housing, roommate dynamics and co-living amenities.
House-rules, cleaning/maintenance schedules, noise/guest policy must comply with statutory rights; landlord must not attempt to enforce unlawful forfeitures or waivers of tenant rights.

10. Documentation, Audit, Compliance & Platform Enforcement

Landlords must maintain audit-ready records; Tentunit reserves strong enforcement rights to ensure integrity, risk-mitigation and platform credibility.

Record-Keeping Requirements

For each unit/tenancy the landlord must maintain:

Listing metadata: upload date, photos version history, fee schedule, availability changes, screening criteria.
Applicant/screening logs: inquiry date/time, screening criteria applied, approvals/denials, communications.
Lease file: executed lease (digital or paper), amendments, renewals, disclosures, screening guarantor documentation.
Maintenance/repair logs: tenant request date/time, vendor/work-order #, completion date/time, tenant notifications, before/after photos.
Entry/inspection logs: notice date, entry date/time, purpose, attendees, condition noted.
Security deposit ledger: collection date, amount, account/holding status (if separate), itemized deduction notice, refund date, forwarding address documentation.
Communication logs: tenant inquiries, landlord responses via Tentunit portal or other documented channel, scheduled entry/maintenance notifications, lease renewal/termination notifications.

Tentunit Enforcement Rights

Tentunit reserves the right to:

Audit landlord compliance at any time without prior notice.
Suspend or remove property listings for material or repeated non-compliance with this Statement, Tentunit policies, or state/federal law.
Freeze or withhold landlord payouts tied to non-compliant properties (such as pending deposit disputes or habitability issues).
Terminate the landlord’s platform account permanently for serious or repeated violations.
Report unlawful conduct to state/local regulatory or enforcement agencies (e.g., Arkansas Attorney General).
Seek recovery of damages, attorney fees, and platform compliance/enforcement costs caused by landlord’s misconduct.

11. Indemnification

Landlord agrees to defend, indemnify and hold harmless Tentunit, its affiliates, officers, directors, employees, agents and contractors from and against any and all claims, liabilities, losses, damages, costs (including attorneys’ fees) arising out of or related to:

Landlord’s breach of this Statement or any Tentunit policy.
Landlord’s violation of federal, state or local housing law or regulation.
Landlord’s misrepresentation of the listing, unit condition, terms, availability or fees.
Tenant claims or disputes arising from landlord’s acts or omissions.
Platform enforcement or regulatory investigations triggered by landlord non-compliance.

12. Governing Law & Reference Statutes

Arkansas Statutory & Regulatory References

Ark. Code § 18-16-301 – Definitions (Security Deposits) Justia Law+1
Ark. Code § 18-16-302 – Transferee Bindings Justia Law
Ark. Code § 18-16-303, § 18-16-304 – Exemptions & Maximum Debt/Deposit Amount (two months’ rent cap) Nolo+1
Ark. Code § 18-16-305 – Refund Required & Timeline (60 days) FindLaw Codes+1
Ark. Code § 18-16-306 – Remedies, including double damages for wrongful withholding iPropertyManagement.com+1
Arkansas Attorney General Landlord & Tenant Rights Guide – Security deposit rule summary arkansasag.gov
Other landlord-tenant provisions: AR Code § 18-17-401(b) (rent due), § 18-17-901 (late rent eviction), § 18-17-704(b) (notice to end periodic tenancy) etc. Nolo

Federal Law Foundations

Fair Housing Act (42 U.S.C. § 3601 et seq.)
Lead-Based Paint Hazard Reduction Act (for units built before 1978)
Servicemembers Civil Relief Act (SCRA) for eligible tenants