How to Evict a Tenant Who Keeps Damaging the Property in Arkansas

1. Document the Damage

Start by taking photos, videos, and written notes about the damage. Date-stamp every piece of evidence. Keep all communications with the tenant about repairs or complaints. If you hire a repair service, keep the invoices and photos of before-and-after conditions.

2. Review Your Lease Agreement

Look at your lease for any language about property care, tenant responsibilities, or grounds for early termination. Most leases include clauses prohibiting willful destruction or damage.

3. Serve a Legal Notice to Quit or Cure

Arkansas law requires you to provide written notice before beginning eviction proceedings. If the lease permits, you can issue an Unconditional Quit Notice for major damage, or a Cure or Quit Notice if you want to give the tenant a chance to fix the issue.

Ludwig Law can help ensure your notice complies with Arkansas Code §18-17-701 and any local requirements.

4. File for Eviction (Unlawful Detainer Action)

If the tenant doesn’t vacate or fix the damage, file an unlawful detainer action in district or circuit court. Ludwig Law will draft and file your petition, coordinate service, and represent you during hearings. We understand the filing differences between rural and metro counties.

5. Appear in Court With Legal Representation

You must prove the tenant breached the lease and caused the damage. Our firm excels in procedural hearings and evidence presentation. If the judge rules in your favor, you’ll receive a writ of possession.

6. Coordinate the Writ of Possession

If granted, the court issues a writ that authorizes the sheriff to remove the tenant. Do not try to force the tenant out yourself—this can create legal blowback. Let us handle the next steps.

Why Choose Ludwig Law for Your Eviction Case

Most eviction firms take a volume-based approach. We don’t. At Ludwig Law Firm, we:

• Represent landlords in both federal and state courts.

• Know Arkansas’s procedural traps that stall other attorneys.

• Don’t just file documents—we win hearings.

• Have a strong track record of protecting property owners’ rights.

• Prioritize results and tenant turnover speed.

Landlords choose us when delays cost too much. Whether you own a single-family rental or several units, you deserve proactive legal protection.

Tips for Preventing Future Damage

• Use a detailed move-in inspection with photos.

• Collect a sufficient security deposit.

• Include a clear damage clause in your lease.

• Screen tenants thoroughly for past damage claims.

• Schedule periodic walk-throughs.

FAQs About Tenant Damage and Eviction in Arkansas

What kind of damage justifies eviction in Arkansas?
Any damage beyond normal wear and tear, especially if it is repeated, willful, or negligent, may justify eviction. Courts often require documented proof.

Can I deduct damage from the tenant’s security deposit?
Yes, if properly documented. But if damage exceeds the deposit, you may need to pursue a judgment.

How long does the eviction process take?
In Arkansas, eviction can move quickly—sometimes within a few weeks. But delays can occur if forms are filed incorrectly. Ludwig Law avoids procedural errors that cost you time.

Can I evict a tenant immediately for property damage?
Only in certain cases. You must still follow Arkansas’s notice and filing rules. Self-help evictions are illegal.

Do I need a lawyer for this?
While not required, eviction is a technical process. Our experience gives you a clear edge.

Call Ludwig Law to Protect Your Property

If your tenant keeps damaging your home or rental investment, you can’t afford to wait. Ludwig Law Firm has decades of landlord representation experience. We work courts across the state to bring procedural expertise that gets results.

Let us help you take control of your property’s future.

Call us today or visit ludwiglawfirm.com to schedule a consultation.