Under Arkansas Act 1052 of 2021, landlords must keep rental homes with a working roof and a building envelope that keeps water out, for leases that began or renewed on or after 1 November 2021. A tenant should give the landlord written notice of a roof leak. If the landlord does not make the repair within 30 days, the tenant may end the lease. Arkansas law does not let tenants withhold rent.
For tenants: what to do
Stay safe
Keep away from water near outlets and lights. Turn off power to wet fixtures.
Limit damage
Catch water and move belongings. Tenants are expected to take reasonable steps.
Document
Take dated photos and video of the leak and damage.
Tell the landlord in writing
Text, email or letter, describing the leak and when it started. Keep a copy.
Follow up
Note every contact and any repair visits.
Know your options
If it is not fixed within 30 days of written notice, you may be able to end the lease.
Do not stop paying rent. Arkansas does not allow rent withholding, and an unpaid rent case can move fast. Renters insurance may cover your belongings if the leak damages them. This page is general information, not legal advice.
For landlords: what the law expects
- Keep the roof and outside walls in working order.
- Act on written notice of a leak within 30 days.
- Stopping further damage fast, with a tarp if needed, protects your property and your tenant.
Why fast repairs make sense for landlords
A roof leak left for weeks turns into wet insulation, stained or fallen ceilings, mold and a tenant who wants to leave. The repair itself is usually small, like a pipe boot or flashing. In Pine Bluff, where about half the homes in some neighborhoods are rented, we fix a lot of rental roofs, and the early calls are always cheaper. See landlord roof leak repair.
Out-of-town owners
Many Pine Bluff rentals are owned by people who live elsewhere. We can meet the tenant, find the leak, and send the owner photos and a written price by text or email to approve. After the repair, you get before and after photos.
Who pays for tenant belongings?
Generally the landlord’s insurance covers the building, and the tenant’s renters insurance covers the tenant’s belongings. If a landlord ignored a known leak, a tenant may have other claims. Talk to a lawyer about specific cases.
Mold in rentals
Leaks left unrepaired can lead to mold, which is a health concern. Both tenants and landlords should act quickly to stop the water and dry things out. See mold after a roof leak.
Tips for tenants when writing notice
- Include the date, your address and unit
- Describe where the leak is and when it started
- Attach photos
- Ask for a repair date
- Keep a copy of everything
Where to get help
For how to tell whether a leak is urgent, see is a roof leak an emergency. Tenants can contact Legal Aid of Arkansas or the Center for Arkansas Legal Services for free legal help if they qualify. Landlords with questions about their duties should talk to a real estate attorney.
Can I withhold rent for a roof leak in Arkansas?
No. Arkansas does not allow rent withholding. Give written notice and follow the steps in the law.
How long does a landlord have to fix a roof leak in Arkansas?
Under Act 1052 of 2021, 30 days after written notice before the tenant may end the lease.
Does the law apply to my lease?
It applies to leases that began or renewed on or after 1 November 2021.
Can a landlord charge me for leak damage?
Not for damage from a roof leak they are responsible for, but tenants must take reasonable steps to limit damage.