Oklahoma Landlord-Tenant Law

At a Glance

Security Deposits

Oklahoma does not impose a statutory limit on the amount a landlord may collect as a security deposit. However, the Oklahoma Residential Landlord and Tenant Act sets rules for the handling and return of deposits.

Landlords must hold the security deposit in an escrow account at a federally insured financial institution in Oklahoma. The deposit must be kept separate from the landlord's personal funds.

Landlords must return the deposit within 45 days of the tenant vacating the unit, along with an itemized statement of any deductions. This is one of the longer return periods in the United States.

cite: Okla. Stat. tit. 41, § 115

Eviction Procedures

Oklahoma requires landlords to follow specific legal procedures to evict a tenant. Self-help evictions (changing locks, shutting off utilities, removing belongings) are illegal.

Notice Requirements

• 5-Day Notice: For nonpayment of rent, the landlord must serve a 5-day notice to pay or vacate
• 10-Day Notice: For material lease violations, the landlord must give 10 days' notice to cure the violation or vacate
• 15-Day Notice: For a second lease violation of the same nature within 6 months, the landlord must give 15 days' notice (no opportunity to cure)
• 30-Day No-Cause Notice: For month-to-month tenancies, either party may terminate with 30 days' notice without cause
• Immediate Action: For criminal activity, drug-related activity, or acts that pose an imminent threat to health and safety

Oklahoma does not have a statewide just cause eviction requirement. Landlords may terminate month-to-month tenancies for any lawful reason with 30 days' notice.

cite: Okla. Stat. tit. 41, § 131

Rent Control

Oklahoma does not have any form of rent control. There are no statewide or local laws that cap rent increases. Landlords may raise rent by any amount with proper notice (30 days for month-to-month tenancies), subject to the terms of any existing lease agreement.

No municipalities in Oklahoma have enacted rent control ordinances.

cite: Okla. Stat. tit. 41, § 101 et seq.

Lease Agreements

Oklahoma does not require a written lease for tenancies of 12 months or less. However, any lease for longer than 12 months must be in writing to be enforceable under the Statute of Frauds.

Required Disclosures

Oklahoma landlords must provide the following disclosures:

• Lead-based paint (pre-1978 properties)
• Flooding: Whether the property has been subject to flooding within the past 5 years due to its location in a flood zone
• Property owner identification: Name and address of the property owner or authorized agent
• Move-in condition: Landlords should document the condition of the premises at the beginning of the tenancy

cite: Okla. Stat. tit. 41, § 113

Tenant Rights

Oklahoma provides the following protections for tenants:

• Habitability: Landlords must maintain rental units in a fit and habitable condition, complying with all applicable building and housing codes materially affecting health and safety
• Retaliation protection: Landlords cannot retaliate against tenants who exercise their legal rights, such as reporting code violations or organizing tenant associations
• Discrimination protection: The Oklahoma Fair Housing Act prohibits discrimination based on race, color, religion, sex, national origin, disability, and familial status
• Right to privacy: Landlords must provide at least one day's notice before entering a tenant's unit, except in emergencies
• Essential services: Landlords may not deliberately or negligently interrupt essential services such as running water, hot water, heat, electric, or gas
• Domestic violence protections: Victims of domestic violence may terminate leases early with proper documentation

cite: Okla. Stat. tit. 41, § 118