RentStatute › Oklahoma
Oklahoma · statute-cited · updated 2026-10-20The Oklahoma Residential Landlord and Tenant Act is in Title 41 of the Oklahoma Statutes (41 O.S.). Eviction court (forcible entry and detainer) is in Title 12. Here are the rules small landlords use most, in plain English, each with its section and the date we last checked it.
Built from RentStatute's Oklahoma statute pack. Sections checked against OSCN (or Justia's 2025 Oklahoma Statutes where OSCN blocked automated access). Latest weekly check: 2026-10-19.
If rent isn't paid within 5 days after the landlord's written demand, the landlord may terminate the rental agreement. The demand also counts as a demand for possession. 41 O.S. §131 · last verified 2026-10-20 (Justia 2025)
Hold deposits in an Oklahoma escrow account at a federally insured institution. Return the balance, itemized, within 45 days after the tenancy ends, possession is delivered, and the tenant makes a written demand. 41 O.S. §115 · last verified 2026-10-19
Month-to-month or at-will: 30 days' written notice, counted from the date of service. Shorter than month-to-month: 7 days. A fixed-term lease ends on its end date without notice unless the lease says otherwise. 41 O.S. §111(A)–(C) · last verified 2026-10-19
In this order: personal delivery to the tenant; if the tenant can't be found, a family member over 12 who lives there; otherwise post in a conspicuous place and mail by certified mail (or USPS Firm Mailing Book for Accountable Mail). 41 O.S. §111(E) · last verified 2026-10-19
Emergency entry is allowed without consent. Otherwise give at least 1 day's notice and enter at reasonable times, unless notice is impracticable. The tenant can't unreasonably refuse entry for inspection, repairs, services or showings. 41 O.S. §128 · last verified 2026-10-19
The landlord must make repairs to keep the unit fit and habitable. After the tenant's written notice, the landlord has 14 days (or as promptly as an emergency requires); then, for a repair that materially affects health and costs up to one month's rent, the tenant may repair and deduct. 41 O.S. §§118, 121(B) · §118 last verified 2026-10-14; §121 last verified 2026-10-19
Fixable breach: written notice, 10 days to fix. Material noncompliance: written notice that the lease ends at least 15 days after receipt unless remedied within 10 days. Criminal activity that threatens other tenants' health, safety or peaceful enjoyment, or endangers the premises, and drug-related criminal activity on or near the premises (by the tenant, household, or guests): grounds for immediate termination. 41 O.S. §132(D) · last verified 2026-10-19
If a landlord wrongfully removes or excludes a tenant, the tenant may recover possession or end the lease, and recover up to the greater of 2× average monthly rent or 2× actual damages. Use the court process instead. 41 O.S. §123 · last verified 2026-10-19
After proper notice, the landlord files a forcible entry and detainer (FED) case. Current OSCN text sets trial 5 to 10 days after the summons is issued. Under 12 O.S. §1148.16 (amended 2023), the summons must use the Oklahoma Bar Association's plain-language form and be delivered at least 3 days before the hearing, with the hearing at least 5 days after issuance. After judgment and writ, the tenant gets a 48-hour notice before possession is restored. 12 O.S. §1148.4 (last verified 2026-10-19); §1148.10A (last verified 2026-10-14); §1148.16 (checked 2026-10-20, Justia 2025)
Property with no apparent value may be disposed of. For property with apparent value, send written notice by certified mail to the last-known address; property left 30+ days is conclusively abandoned. Store it with reasonable care. 41 O.S. §130 · last verified 2026-10-14
In writing, at or before the start of the tenancy: who may accept service and notices (and where), the manager's name and address, and the owner's (or authorized agent's) name and address. 41 O.S. §116 · last verified 2026-10-14 Meth disclosure: if the landlord knows or has reason to know the unit was used to make methamphetamine, the landlord must disclose it before the lease starts, unless testing shows it at or below 0.1 µg/100 cm². 41 O.S. §118(C) Lead paint: for housing built before 1978, federal law requires the lead-based paint disclosure (24 CFR Part 35 / 40 CFR Part 745; see the EPA lead disclosure rule). 42 U.S.C. §4852d
The prevailing party gets reasonable attorney's fees in actions for breach of the rental agreement or to enforce the Act. A lease clause making a party pay the other's fees is unenforceable (§113(A)(3), (B)); the award comes from the statute. 41 O.S. §§105, 113 · last verified 2026-10-14
Excluded arrangements include institutional stays, contract-for-deed buyers, fraternal housing, condo owners and co-op holders, mainly agricultural rentals, and transient occupancy in a hotel, motel or other similar lodging, "regardless of the length of the stay" (2023 amendment). 41 O.S. §104 · last verified 2026-10-14
Uncertain: the statute doesn't name Airbnb/VRBO-type rentals. A nightly vacation rental arguably fits "similar lodging," but we haven't reviewed case law. Lake STR hosts, especially with longer or monthly stays, should ask counsel. OK Landlord Hub has an STR vs long-term playbook.
Our latest weekly check (2026-10-19) found no 2026 legislation that changed these sections. We re-check weekly; always confirm the current text on OSCN.
Practice, not law. These are stricter-than-statute habits from John Ogorzalek of 5 Dogs Properties (John has owned 300+ units since 2014). They're not legal requirements, and they don't replace the statute.
It's the part of Title 41 of the Oklahoma Statutes (41 O.S.) that sets the rules for most residential rentals: notices, deposits, repairs, entry, and remedies. Eviction court procedure (forcible entry and detainer) is in Title 12, starting at 12 O.S. §1148.1. Informational, not legal advice.
The Act excludes transient occupancy in a hotel, motel or other similar lodging, regardless of the length of the stay (41 O.S. §104, amended 2023). It doesn't name Airbnb/VRBO-type rentals, so whether a particular short-term rental is covered is uncertain. Ask an Oklahoma attorney, especially for longer or monthly stays.
At least 30 days' written notice, counted from the date the notice is served under 41 O.S. §111(E). Tenancies shorter than month-to-month need 7 days' written notice (41 O.S. §111(A)-(B), last verified 2026-10-19).
Informational, not legal advice. This page summarizes Oklahoma statutes in plain English. It is not the statute text, doesn't apply the law to your situation, and RentStatute is not a law firm. Laws change, and your lease, county court practice, and federal rules (for example Fair Housing Act, CARES Act notice rules for covered properties, HUD/voucher rules) can matter too. Read the current section on OSCN and talk to a licensed Oklahoma attorney before you act.