Oklahoma Landlord-Tenant Law

US News named Oklahoma as the second most affordable state to live in, and when paired with low property taxes and low mortgage rates, Oklahoma is one of the best places to invest in real estate. Oklahoma also has a solid rental market with a consistently growing population and many colleges and universities.

Laws that impact the rental market, landlords, and tenants are constantly being decided in states. Make sure you know what’s on your ballot – find Oklahoma voting information here.

Oklahoma Renters’ Rights and Landlord Responsibilities

• Required to make repairs within 14 days
• Must return security deposit within 45 days
• No notice required before raising rent
• Must give 24 hours’ notice before entering

When it comes to Oklahoma rental laws, there are a few specifics landlords need to know:

1. Making Repairs – It is the landlord’s responsibility to keep the rental in safe and healthy living conditions. If something needs repairing, the tenant may deliver the landlord written notice of what needs to be repaired or replaced. The landlord then has 14 days to make the repairs, and if they fail to do so, the tenant may pay for the repairs themselves and deduct the cost from their next rent payment.
2. Security Deposit – Oklahoma law does not limit what a landlord can charge for the security deposit. They must, however, return the deposit within 45 days of the tenant moving out.
3. Raising Rent – Landlords in Oklahoma may increase the rent to any amount at any time with no justification.
4. Notice of Entry – Landlords must give their tenants a minimum notice of 24 hours before entering the unit unless it is an emergency situation, then no notice is required.

Oklahoma Landlords’ Rights and Tenant Responsibilities

• Tenants have five days to pay rent after they receive a written notice
• Renters have 10 days to claim abandoned property
• Tenants must keep the property in safe and habitable conditions

Overdue Rent – If a tenant fails to pay rent on time, the landlord may supply them with a notice that gives them five days to pay the rent. After these five days, the landlord may file for eviction. Oklahoma law does not limit what a landlord may charge for late fees.

Abandoned Property – If a tenant moves out and leaves behind personal property, the landlord must give the tenant 15 days to claim the items. If the tenant fails to claim the property, the landlord may dispose of it in any way they deem acceptable.

Tenant Responsibilities – Tenants are required to remove all garbage and keep fixtures clean. They must also make minor repairs around the property when necessary.

Rental Application Fees

There are no additional rental application fee laws in Oklahoma.

Criminal Background Check

• HUD (Federal) laws do not classify criminal backgrounds as a protected class, but making a decision to rent based off a criminal background alone could lead to a discrimination charge as it impacts certain protected groups of people disproportionately.
  • However, if the criminal background check revealed a crime for the manufacture and distribution of drugs, homicide and/or stalking, denying the application is allowed.
• Landlords should have a consistent and equal policy or procedure in place to follow regarding criminal background checks so as not to discriminate against one class of people over another.
• HUD states that a landlord cannot ask about arrest records, only convictions, as innocent people are commonly arrested though the situation may not have resulted in a conviction.
• Some municipalities may have written their own laws expanding onto what you can and cannot ask regarding criminal backgrounds during the tenant screening process.

Security Deposit

Security deposits must be placed in an escrow account within an FDIC-insured bank within the state.

Lease Agreement Disclosures

• Landlords must disclose if the property has been involved in the manufacture of methamphetamines.
• Landlords must disclose if the property has been subjected to flooding within the past five years.

Build an Oklahoma lease agreement in less than 15 minutes.

Discrimination

Oklahoma gives added protection based on age.

Oklahoma Lease Agreement Example

There are three sections to a residential lease agreement. The first section outlines the custom details of the contract, such as who’s involved and for what address. Here’s an example Oklahoma lease agreement listing details found in Section 1:

Oklahoma Landlord-Tenant Law FAQ

Below are answers to some of the most commonly-asked questions when it comes to landlord-tenant laws in Oklahoma:

Due Diligence and Oklahoma Rental Laws

TurboTenant has utilized many municipal sources along with official state statutes in order to compile this information to the best of our ability. However, local laws are always in flux, and landlords and tenants alike should be sure to do their due diligence and consult legal help when it’s needed. We hope the following list can serve as a valuable resource and allow you to succeed as a landlord or tenant in Oklahoma. Be sure to take proper precautions when it comes to finding the top candidates for your unit by utilizing our online rental application and tenant screening services.

Disclaimer: TurboTenant, Inc does not provide legal advice. This material has been prepared for informational purposes only. All users are advised to check all applicable local, state, and federal laws and consult legal counsel should questions arise.

Oklahoma Landlord-Tenant Law Resources

• Title 41. Landlord and Tenant Law

Oklahoma Fair Housing Resources

• Oklahoma Fair Housing Law
• HUD in Oklahoma

Other State Resources

• What are Your Rights and Duties as a Tenant? – Oklahoma Bar Association
• What are Your Rights as a (Residential) Landlord? – Oklahoma Bar Association

Oklahoma Associations

• Apartment Association of Central Oklahoma
• Oklahoma Association of REALTORS®

Oklahoma City-Specific Housing Resources

Oklahoma City

• Oklahoma City Metropolitan Association of REALTORS®

Tulsa

• Tulsa Apartment Association
• Greater Tulsa Association of REALTORS®

Norman

• Norman Board of REALTORS®

Federal Fair Housing Resources

• Federal Fair Housing Act
• United States Department of Housing and Urban Development (HUD)
• Civil Rights Act of 1968 (Wikipedia)