Oklahoma Month-to-Month Rental Agreement
Like a fixed-term lease, an Oklahoma month-to-month lease agreement is a contract between landlord and tenant that defines the terms of a rental engagement. Month-to-month tenants are often called “tenants-at-will” because their lease has no fixed end date and automatically renews at the end of each month.
Month-to-month lease agreements, sometimes called “rental agreements,” are flexible for landlords and tenants since either party can terminate the tenancy-at-will whenever they wish with proper notice.
In this guide, we’ll review Oklahoma month-to-month lease agreements, how they relate to fixed-term rentals, how landlord-tenant law affects them, and what you can expect as a landlord or tenant in month-to-month rental scenarios.
Oklahoma Month-to-Month Lease Agreement
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Oklahoma Month-to-Month Lease Laws
Landlord-tenant laws apply to month-to-month lease agreements as they do to fixed-term leases. In this guide we’ll review Oklahoma landlord-tenant law, in detail, including:
- Mandatory disclosures during the lease signing process
- Notice to terminate an Oklahoma month-to-month lease agreement
- How landlords can increase rent on a residential month-to-month rental agreement
- Evictions for month-to-month tenants
- Security deposit handling and return requirements
- Pet deposits and pet rent options
- Rent late fees and grace periods
Required Landlord Disclosures (4)
Oklahoma state law requires landlords to make tenants aware of the following information at the time of move-in:
- Lead-based paint: For all units built before 1978, landlords must make tenants aware of the presence of any lead-based paint or lead-based paint hazards on the property.
- Landlord identification: Landlords in Oklahoma must disclose, in writing, the name and address of the owner or landlord (OS § 41-116).
- Flooding: Oklahoma landlords must tell tenants if the unit has flooded within the past five years (OS § 41-113a).
- Methamphetamine contamination: If the landlord has any knowledge relating to the manufacturing of meth on the property, and the contamination level is more than 01.mcg per 100 square centimeters, they must disclose so to the tenant (OS § 41-118(5(C)).
Required Notice to Terminate Month-to-Month Agreement
Since there’s no fixed end date for month-to-month agreements, each state has different rules around how to end one. In Oklahoma, the required notice is as follows:
Required notice for landlord: At least 30 days of written notice.
Required notice for tenant: At least 30 days of written notice.
Rent Increase Laws
Oklahoma does not enforce any rent control laws, which allows landlords to raise the rent as they see fit. However, landlords cannot raise rent on a fixed-term lease until the lease expires and landlords and tenants enter into a new lease with a new rental rate.
For month-to-month leases, landlords can raise the rent at any time if they provide the tenant with 30 days of written notice.
Rent Payment Laws
Grace period: Oklahoma does not require a grace period for late rent.
Late rent fees: There are no restrictions on late fees in Oklahoma, though the landlord must list the fees within the lease agreement to be enforceable.
Tenant’s right to withhold rent: If the landlord does not fix a serious issue that affects the health and safety of the tenant within 14 days of receiving notice, the tenant may arrange for the repair and deduct the cost from the rent, as long as it’s less than one months’ rent (OS § 41-121(B-C)).
Pet rent laws: Oklahoma landlords can charge a separate fee for pet rent but should list the associated terms directly in the lease.
Security Deposit Rules
Maximum security deposit: There is no maximum limit for security deposits in Oklahoma.
Security deposit receipt: Oklahoma landlords are not required to provide a receipt for the deposit.
Type of Account: Security deposits must be kept in a separate account in a FDIC insured financial institution located in the State of Oklahoma (OS §41-115A).
Deduction tracking: Landlords can deduct from the security deposit for unpaid rent or damage beyond normal wear and tear. The landlord must give the tenant a written list of the deductions when returning the rest of the deposit (OS § 41-115(B)).
Returning a tenant’s security deposit: Landlords must return a tenant’s security deposit within 45 days of the tenant moving out. (OS § 41-115(A)).
Pet deposit rules: There is no cap on pet rent in Oklahoma.
Property Access Regulations
Advance notice: Oklahoma landlords must inform tenants at least 24 hours before they intend to enter the rental unit (OS § 41-128(C)).
Immediate access: Landlords may enter a unit without advance notice in cases of emergency (OS § 41-128(A)).
Landlord harassment: If a landlord repeatedly enters a tenant’s unit without proper notice, the tenant may be able to obtain a court order preventing it from happening again, recover the costs of any damages, or cancel the lease agreement altogether (OS § 41-124(A)).
Rental Agreement Violations
Missed rent payment: If a tenant misses a rent payment landlords may issue a 5-day Notice to Pay or Quit (OS § 41-131(B)).
Lease violation: Landlords can give tenants a 15-day Notice to Cure or Quit when the tenant commits a lease violation. If the tenant does not remedy the lease violation within 10 days, the landlord can terminate the lease 5 days later (OS § 41-132(B)).
Self-help evictions: Landlords must follow all legal eviction procedures and never attempt to remove a tenant independently, as self-help evictions are illegal in Oklahoma.
Lease abandonment: If a tenant leaves the property before their lease has concluded, they could be responsible for paying the remaining rent for the lease term until the landlord re-rents the unit (OS § 41-105).
Oklahoma Month-to-Month Lease Agreement FAQs
What is an Oklahoma month-to-month lease agreement?
An Oklahoma month-to-month lease agreement is a lease that does not have a fixed end date. Instead, it renews automatically at the end of each month. Landlords can review all types of lease agreement templates by signing up for a free TurboTenant account.
What’s the difference between a fixed-term lease and a month-to-month agreement?
Fixed-term leases have specific rental terms and cannot be legally terminated by the landlord or tenant except under specific circumstances. A month-to-month lease agreement is a flexible arrangement for landlords and tenants that creates a tenancy-at-will, which landlords or tenants can terminate at any time by providing proper notice.
How do you end an Oklahoma month-to-month lease agreement?
Landlords and tenants can end an Oklahoma month-to-month lease agreement by providing at least 30 days of written notice.
