Free Arkansas Move-In / Move-Out Inspection Checklist
Statutorily aligned to Ark. Code §18-16-305. Landlord must return security deposit (or itemize deductions) within 60 days. Document the unit room-by-room at the start AND end of the tenancy to support any deduction claim.
Watch the walk-through
Arkansas Move-In / Move-Out Checklist — Step-by-Step Guide
Covers Ark. Code §18-16-305, the 60 days deposit return deadline, permissible deductions, and wear-and-tear standards
A Arkansas Move-In / Move-Out Inspection Checklist is the foundational document for any security deposit dispute. Under Ark. Code §18-16-305, the landlord has 60 days after tenant vacatur to either refund the deposit in full OR provide an itemized accounting of deductions. The written checklist — paired with date-stamped photographs — is the evidentiary basis that distinguishes deductible damage from non-deductible wear and tear.
Complete the Arkansas Move-In / Move-Out Checklist
Complete the form below to generate a printable, room-by-room inspection checklist. Use the same form for both the move-in walkthrough (establishes baseline condition) and the move-out walkthrough (documents condition at end of tenancy). Both walkthroughs should be conducted with the tenant present whenever possible, and both should be paired with date-stamped photographs as supporting evidence.
⚠ The Two-Pillar Documentation Standard
A defensible deposit deduction requires two pieces of evidence: (1) this written room-by-room checklist signed by both parties, AND (2) date-stamped photographs of the same items at the same time. The written checklist alone is rarely sufficient — photographs without descriptions are subject to challenge — but together they form the strongest possible defense against any deposit dispute. Always do BOTH.
1. Parties & Tenancy
2. Property
3. Room-by-Room Condition
For each item: select Good (no defects), Fair (minor wear), Poor (visible damage), or N/A (not present). Document any Poor-rated items in the Notes section below and photograph them.
4. Photo Documentation
Date-stamped photos are the second pillar of any defensible deposit claim. Photograph each room AND each Poor-rated item. Retain photos for at least 4 years in cloud backup.
5. Signatures
Both parties should sign and retain a copy. Tenant signature acknowledges accuracy of inspection findings (not a waiver of legal rights).
🏛 Arkansas’s Distinctive Security Deposit Framework
✓ Ark. Code §18-16-305 — What Sets Arkansas Apart
Arkansas’s framework under Ark. Code §18-16-305 imposes a 60-day deadline — one of the longest in the country — for return of the deposit plus a written itemized statement of any deductions. Arkansas caps the deposit at 2 months’ rent and applies only to landlords with 6 or more rental units. Smaller landlords (fewer than 6 units) are exempt from the statutory framework and operate under common-law contract principles. Wrongful retention by covered landlords exposes the landlord to recovery of the full deposit plus reasonable attorney fees.
For background on the broader framework, see the comprehensive Arkansas security deposit laws guide. For the deposit return accounting itself, see the Arkansas Security Deposit Return Letter and Arkansas Itemized Deductions form.
About the Arkansas Move-In / Move-Out Inspection Checklist
The Arkansas move-in / move-out inspection process is anchored to Ark. Code §18-16-305, which governs security deposits and establishes the framework for return of possession at the end of a tenancy. The written checklist is the documentary spine of that process. It establishes baseline condition at move-in, creates a contemporaneous record of the condition at each subsequent inspection, and provides the evidentiary support for any security deposit deduction the landlord may claim.
The checklist serves both parties. For the landlord, it documents that observed damage was caused during the tenancy (and is therefore deductible) rather than pre-existing (and not deductible). For the tenant, it documents that the landlord cannot reach back into the deposit for conditions that existed before the tenant ever occupied the unit. A well-documented move-in checklist is the single most effective defense against unfair deposit deductions on either side.
The 60 days Deposit Return Deadline
The 60-day clock starts on termination of the tenancy and surrender of possession. The tenant should provide a forwarding address; the landlord must mail the itemized statement to the last known address if no forwarding address is provided.
The Bad-Faith Standard in Arkansas
Wrongful withholding by a covered landlord (6+ units) exposes the landlord to recovery of the full deposit plus reasonable attorney fees under §18-16-306. Failure to provide the itemized statement within 60 days forfeits the right to retain any portion of the deposit (for landlords with 6+ units).
The Key Procedural Quirk Landlords Miss
Arkansas is unusual in that the security deposit statute applies ONLY to landlords with 6 or more rental units. Landlords with fewer than 6 units are exempt from §18-16-305 and operate under common-law contract principles — meaning the lease terms control and statutory protections (60-day return, itemization requirement, attorney fees) do not apply. Tenants of small landlords have significantly weaker recourse.
Permissible Deductions Under Ark. Code §18-16-305
Most state security deposit statutes limit permissible deductions to a similar set of categories: (1) unpaid rent, (2) repair of damages caused by the tenant beyond ordinary wear and tear, (3) reasonable cleaning costs to return the unit to its starting condition, and (4) other amounts authorized by the lease. Arkansas follows this framework. Normal wear and tear is NOT deductible — cosmetic aging, faded paint, minor carpet wear from foot traffic, and small nail holes generally fall on the wear-and-tear side.
Common Landlord Mistakes in Arkansas
Based on the most-litigated deposit disputes in Arkansas, the following errors recur:
- Assuming the 60-day statute applies to all landlords (only covers landlords with 6+ units)
- Collecting more than 2 months’ rent as deposit (cap under §18-16-304)
- Failing to provide written itemization within 60 days (covered landlords)
- Not preserving move-in documentation to defend deduction claims
Wear and Tear vs. Damage
Courts generally treat “ordinary wear and tear” as the natural and gradual deterioration of the rental unit from normal use over time. Faded paint after several years, minor carpet wear in walking paths, small scuff marks at door knobs, and minor nail holes from hanging pictures all generally fall on the wear-and-tear side and are NOT deductible. “Damage” by contrast is harm beyond ordinary use — large holes in walls, carpet stains or burns, broken fixtures, pet urine damage, smoke damage, missing items, deliberate alterations. The detailed move-in/move-out checklist plus photographs are the evidentiary foundation that distinguishes one from the other.
Tenant Screening as the First Line of Defense
The most reliable way to minimize move-out disputes is to thoroughly screen tenants at the application stage. A clean credit history, verifiable employment, and clean eviction history are the strongest predictors of a clean move-out. The tenant screening report includes credit, eviction filings, criminal background, and employment verification — the comprehensive screen that catches most red flags before the tenancy begins.
Local Arkansas Jurisdictions
Local ordinances may impose additional procedural requirements beyond Ark. Code §18-16-305:
- Little Rock — Little Rock Code of Ordinances
- Fort Smith — Fort Smith Code of Ordinances
- Fayetteville — Fayetteville Code of Ordinances
- Springdale — Springdale Code of Ordinances
Always verify local ordinance compliance before completing the move-out accounting. Local jurisdictions sometimes impose additional disclosure or interest requirements on the deposit return.
Related Arkansas Forms & Resources
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⚖ Legal Disclaimer
This form is provided for general informational purposes only and does not constitute legal advice. Arkansas security deposit law is complex; improper documentation or service can dismiss claims and expose landlords to statutory damages. For Arkansas tenant resources, contact Arkansas Attorney General — Consumer Protection and review Ark. Code §18-16-305. Consult a qualified Arkansas landlord-tenant attorney before withholding any portion of a security deposit.
