Overview of Landlord-Tenant Laws in Oklahoma

Understanding Oklahoma landlord-tenant law is essential for property owners and renters across the state. Here's a breakdown of what you need to know about Oklahoma security deposits, late rent, evictions, and much more.

Rental Application and Tenant Screening Laws

Oklahoma law is generally permissive regarding tenant screening processes and fees, placing few limitations on what information a landlord can request.

Application Fees

There is no law in Oklahoma that prohibits landlords from charging an application fee.

Tenant Screening Reports

A tenant screening report is a credit report, criminal background report, employment history report, or rental history report that a landlord uses to determine whether an applicant would be an acceptable tenant. Oklahoma landlords are free to charge reasonable amounts for tenant screening reports.

Criminal History Screening

Oklahoma does not have a state law prohibiting landlords from considering applicants' criminal histories. However, landlords must still be careful. When landlords consider applicants' criminal history, they must do so in a consistent, nondiscriminatory manner. If a landlord's practice of considering criminal history has a discriminatory effect—for example, if the landlord asks only applicants of a certain color for criminal history information—the landlord is engaging in illegal discrimination and can be subject to penalties. Also, landlords can reject applicants only for past convictions that are directly related to the application—in other words, convictions that have a negative bearing on a legitimate business concern of the landlord.

Fair Housing Laws

All landlords need to follow federal and state antidiscrimination laws when screening applicants for a rental.

Federal fair housing laws prohibit landlords from discriminating on the basis of:

• race or color
• religion
• national origin
• familial status or age (includes families with children under the age of 18 and pregnant women)
• disability or handicap, and
• sex (includes gender identity and sexual orientation).

Oklahoma's fair housing laws mirror the federal categories of prohibited discrimination. (Okla. Stat. tit. 25, § 1452 (2025).) To find out more about fair housing in Oklahoma, visit the website of the Metropolitan Fair Housing Council of Oklahoma, Inc.

Security Deposit Laws

Oklahoma does not have a statutory limit on how much landlords can charge for a security deposit, so landlords can charge as much as the market can bear.

Interest Required on Security Deposits

Oklahoma law does not require landlords to pay interest on security deposits. Any damage or security deposit required by a landlord must be kept in an escrow account for the tenant, which account shall be maintained in the State of Oklahoma with a federally insured financial institution. Misappropriation of the security deposit is unlawful. (Okla. Stat. tit. 41, § 115(A) (2025).)

Deductions, Itemization, and Return of Security Deposits

Oklahoma landlords can apply the security deposit only toward unpaid rent and damage to the rental that goes beyond normal wear and tear. In Oklahoma, tenants must make a demand for the return of the security deposit—landlords don't have a duty to return it automatically.

Upon demand from the tenant, the landlord must provide the tenant with a written notice itemizing any deductions along with the remaining balance due (if any) within 45 days of the end of the tenancy.

If the tenant doesn't make a demand for the return of the security deposit within six months of the end of the tenancy, the landlord gets to keep the security deposit and any interest it has earned.

If the landlord fails to return the balance or provide the itemization as required, the tenant may recover the security deposit and prepaid rent, if any. (Okla. Stat. tit. 41, § 115(B) (2025).)

Late Fees, Disclosures, and Other Rent Rules

In Oklahoma, rent is due on whatever day the landlord and tenant agree to.

Grace Periods and Late Fees

Oklahoma doesn't require landlords to give tenants a grace period for paying rent. However, a landlord and tenant can agree in the lease or rental agreement that there will be a grace period.

Oklahoma landlords can charge late fees, and there is no statutory cap on how much they can charge. Most judges won't enforce unreasonable late fees, though. In general, a late fee will be considered reasonable as long as it does not exceed 4%-5% of the rent and has an upper limit.

Required Landlord Disclosures

In many states, landlords must disclose specific information to tenants and potential tenants. Oklahoma landlords must disclose:

• Information about the property owner's identity. Specifically, every written rental agreement must contain the name and address of the person authorized to manage the premises and the owner or a person authorized to act for and on behalf of the owner for the purpose of service of process and for receiving notices and demands. ( Stat. tit. 41, § 116 (2025).)
• History of flooding. If the rental has been flooded within the past five years, and such fact is known to the landlord, the landlord must disclose it prominently and in writing as part of any written lease or rental agreement. (Okla. Stat. tit. 41, § 113a (2025).)
• Smoke detector instructions. Landlords must explain to tenants how to test the smoke detector to ensure that it's in working order. (Okla. Stat. tit. 74, § 324.11a (2025).)
• Methamphetamine. Before signing a lease or rental agreement, if the landlord knows or has reason to know that the unit or any part of the premises was used in the manufacture of methamphetamine, the landlord must disclose this information to a prospective tenant. Does not apply when the landlord has tested the unit or premises and the results show that the level of contamination is less than 0.1 mcg per 100cm2 of surface materials in the affected part. (Okla. Stat. tit. 41, § 118 (2025).)
• Tenant repairs, maintenance, alterations, or remodeling. When the landlord and tenant agree that the tenant will perform specified repairs, maintenance, alterations, or remodeling, they must put this agreement in writing, independent of the rental agreement, and presented in a manner that will make it hard to overlook (by using ample font size, for example). (Okla. Stat. tit. 41, § 118 (2025).)

Rent Increases

Oklahoma landlords can't raise the rent during the term of a lease unless the lease specifically allows them to do so. For month-to-month tenancies, there's no required notice period to raise rent, but most landlords will give tenants 30 days' written notice.

The Landlord's Duty to Provide Habitable Rentals

Landlords must provide tenants with a habitable rental throughout the tenancy. This duty is often referred to as the "implied warranty of habitability." In Oklahoma, landlords must:

• Comply with codes: Follow all applicable building, housing, health, and safety codes that materially affect health and safety.
• Make repairs: Do whatever is reasonably necessary to put and keep the premises in a fit and habitable condition.
• Look after common areas: Keep all common areas safe and clean (for buildings containing more than one dwelling unit).
• Maintain systems: Keep all electrical, plumbing, sanitary, heating, ventilating, and air conditioning fixtures and appliances in good and safe working order.
• Provide and maintain trash disposal: Unless the rental is a one- or two-family residence, landlords must provide and maintain adequate receptacles for removal of ashes, garbage, and other waste.

Landlords and tenants may agree in a writing that's separate from the lease or rental agreement that the tenant is to perform specified repairs, maintenance, alterations, or remodeling. (Okla. Stat. tit. 41, § 118 (2025).)

Tenant Remedies

The remedies available to tenants when a landlord doesn't hold up their end of the bargain depend on what the problem is.

• Failure to repair a condition materially affecting health and safety generally: The tenant must provide written notice to the landlord specifying the breach and stating that the rental agreement will terminate upon a date not less than 30 days after receipt of the notice if the breach is not remedied within 14 days. If the landlord doesn't fix the issue within 14 days, the tenant can move out and not be responsible for any further rent. (Okla. Stat. tit. 41, § 121(A) (2025).)
• Breach of the terms of the lease or a condition affecting health that can be remedied by repairs: If the breach is remediable by repairs that will cost the equivalent of one month's rent or less, the tenant can send the landlord written notice of their intent to correct the condition at the landlord's expense after 14 days. If the landlord doesn't fix the issue within 14 days, the tenant can have the work done and deduct from rent the cost of the repairs. (Okla. Stat. tit. 41, § 121(B) (2025).)
• Failure to supply heat, running water, hot water, electric, gas, or other essential service: The tenant can give notice to the landlord of the problem and may
  • upon written notice, immediately terminate the rental agreement
  • obtain the service that's missing and deduct the cost from the rent
  • sue for damages based on the diminution of the fair rental value of the unit; or
  • upon written notice, move out to a suitable alternative rental and stop paying rent until the landlord fixes the problem.

(Okla. Stat. tit. 41, § 121(C) (2025).)

The tenant may not use any of these remedies if the problem was caused by the tenant, the tenant's guest, or the tenant's pet.

Rules About Landlord's Access to Property

Tenants are entitled to quiet enjoyment of their property, meaning that the landlord can't enter without notice or permission unless there's an emergency. In Oklahoma, landlords must give tenants at least one day's notice of their intent to enter, and must enter only at reasonable times.

Tenants can't unreasonably withhold consent for the landlord to enter to inspect, make necessary repairs, or show the rental to prospective tenants or purchasers. (Okla. Stat. tit. 41, § 128 (2025).)

Termination and Eviction Rules

Oklahoma landlords must follow very specific rules and procedures to terminate a tenancy and then, if necessary, file an eviction lawsuit.

Ending a Periodic (Month-to-Month) Tenancy

Either the landlord or the tenant can end a month-to-month tenancy for no reason by giving the other party written notice of termination at least 30 days before the date upon which the termination is to be effective. (Okla. Stat. tit. 41, § 111 (2025).)

Lease Termination for Cause

A landlord who wants to evict a tenant before the lease or rental agreement has expired must have cause—in other words, a legally valid reason to terminate the tenancy. Before the landlord can file an eviction lawsuit in court, they must give the tenant one of the following notices:

• 5-Day Notice to Pay or Quit. A landlord may terminate a rental agreement for failure to pay rent when due, if the tenant fails to pay the rent within five days after written notice of the landlord's demand for payment. (Okla. Stat. tit. 41, § 131 (2025).)
• 10-Day Notice to Cure. This is not technically a termination notice, but if a tenant violates the lease or rental agreement and their noncompliance can be remedied by repair, replacement of a damaged item, or cleaning, the landlord can give them a 10-day notice to repair. If the tenant doesn't make the repair by the deadline, the landlord can enter the rental, do the work, and then bill the tenant for the cost of the work. (Okla. Stat. tit. 41, § 132(A) (2025).)
• 15-Day Notice to Cure or Quit. If a tenant fails to comply with any provision of the rental agreement or a statutory duty, the landlord can terminate the tenancy by giving the tenant notice of the act and stating that if the tenant doesn't remedy the situation within 10 days, the tenancy will terminate upon a date not less than 15 days after receipt of the notice. If the tenant cures the breach within the 10-day window, the tenancy does not terminate. (Okla. Stat. tit. 41, § 132(B) (2025).)
• Immediate Unconditional Notice to Quit. The landlord can terminate the tenancy with an immediate, unconditional notice to quit if the tenant engages in certain illegal activities, creates an immediate danger on the property, or stays past the expiration date of the lease. (Okla. Stat. tit. 41, §§ 111(D), 132(C) & (D) (2025).)

If the tenant doesn't take the action required by the notice or move out before the termination deadline, the landlord can file an eviction lawsuit in court.

Illegal Evictions

Under Oklahoma law, landlords can't take self-help measures to evict a tenant. For example, a landlord can't exclude the tenant from the rental or willfully cut services such as heat, running water, electricity, gas, or other essentials. Tenants have the right to sue landlords who use illegal self-help measures, and might be entitled to recover the greater of twice their actual damages or twice the equivalent of two months' rent. (Okla. Stat. tit. 41, § 123 (2025).)

Where to Find Oklahoma Landlord-Tenant Laws

If you want to read the text of a law itself, visit the Oklahoma State Legislature's website.

Local Ordinances Affecting Oklahoma Landlords and Tenants

Cities and counties often pass local ordinances, such as health and safety standards, noise and nuisance regulations, and anti-discrimination rules that affect landlords and tenants. Many municipalities have websites—just search for the name of a particular city in Oklahoma and then do a search when you're on the site.

Municode is a good source for finding local governments online. Also, your local public library or office of the city attorney, mayor, or city or county manager can provide information on local ordinances that affect landlords and tenants in Oklahoma.

Federal Landlord-Tenant Laws and Regulations

Congress and federal agencies, such as the U.S. Department of Housing and Urban Development (HUD) and the U.S. Environmental Protection Agency (EPA), have enacted laws and regulations that apply to the landlord-tenant relationship in Oklahoma. These laws and regulations address topics such as discrimination and landlord responsibilities to disclose environmental health hazards, such as lead-based paint.

The U.S. Code is the starting place for most federal statutory research. It consists of 53 separate numbered titles, each covering a specific subject matter. Most federal regulations are published in the Code of Federal Regulations ("CFR"). To access the U.S. Code and Code of Federal Regulations online, see the Library of Congress's legal research site.