How to become a landlord in Oklahoma

As part of the lease, state prominently and in writing who at what address accepts service and notices, and disclose in writing the names and addresses of the manager and the owner or the owner's agent at or before the start of the tenancy (41 O.S. § 116(A)).

• If you know the premises flooded within the past five years, say so prominently and in writing in the lease (41 O.S. § 113a(A)).See Flood disclosure on the Oklahoma page
• Before the lease begins, disclose to a prospective tenant that the unit or premises was used to make methamphetamine if you know or have reason to know it, unless an assessment found contamination at or below 0.1 microgram per 100 square centimeters (41 O.S. § 118(C)).
• For target housing, federal law requires you, before the tenant is bound by the lease, to give the lead hazard information pamphlet, disclose any known lead-based paint or lead-based paint hazards, and provide any lead hazard evaluation report available to you (42 U.S.C. § 4852d).
• If you sell the property, rent the tenant pays you before getting written notice of the sale counts against the new owner (41 O.S. § 119(A)).

In the lease, identify prominently and in writing the person and address entitled to accept service and notices, and disclose in writing, at or before the start of the tenancy, the names and addresses of the manager and the owner or an agent authorized to accept service for the owner (41 O.S. § 116(A)).

• Keep the information current; the duty also binds any later owner, landlord or manager (41 O.S. § 116(A)).
• A person who does not comply becomes a landlord under the Act and the owner's agent for receiving service, notices and demands and for performing the landlord's obligations, including spending rents collected for that purpose (41 O.S. § 116(B); 41 O.S. § 102).
• Termination notices to a landlord who cannot be served personally go by certified mail to the person named under this section (41 O.S. § 111(E)).

If you know the premises flooded within the past five years, state that prominently and in writing as part of the written lease. If you do not, a tenant may sue you and recover personal property damage caused by flooding of the premises (41 O.S. § 113a(A)).

• Flooding here means general and temporary inundation of normally dry land and structures from the overflow of lakes, ponds, streams, rivers, creeks or other inland waters (41 O.S. § 113a(B)).

The Oklahoma Residential Landlord and Tenant Act does not mention smoke alarms. Oklahoma's fire safety laws and local fire codes were not read for this page (41 O.S. §§ 101 to 136).

• You must keep the unit fit and habitable and keep the facilities you supply in good and safe working order (41 O.S. § 118(A)).See Repairs and habitability on the Oklahoma page

The Oklahoma Residential Landlord and Tenant Act sets no lock, rekeying or security device requirement. Local codes were not read (41 O.S. §§ 101 to 136).

• Your general duty is to keep the unit and premises fit and habitable (41 O.S. § 118(A)).See Repairs and habitability on the Oklahoma page

Oklahoma does not cap the amount of a security deposit. A deposit is any money or property you require as security that is to be returned at the end of the rental agreement, less deductions the Act allows (41 O.S. § 115; 41 O.S. § 102).

• Whatever amount you take must be held in an escrow account for the tenant at a federally insured financial institution in Oklahoma (41 O.S. § 115(A)).See Deposit account and interest on the Oklahoma page
• Unless the lease says otherwise, the tenant may not use the deposit as the last month's rent or in place of any rent payment (41 O.S. § 115(F)).

Keep every damage or security deposit in an escrow account for the tenant at a federally insured financial institution in Oklahoma. The balance is returned without interest (41 O.S. § 115(A)).

• Misappropriating a security deposit is a crime punishable by up to six months in county jail and a fine of up to twice the amount taken from the escrow account (41 O.S. § 115(A)).
• The Act does not require you to pay the tenant interest on the deposit (41 O.S. § 115(B)).

The Act does not require a move-in inspection, checklist or condition report. At the start of the term you must deliver full possession of a unit that meets your repair and habitability duties (41 O.S. § 117(A)).

• Your duty to put and keep the unit fit and habitable applies from the start of the tenancy (41 O.S. § 118(A)).See Repairs and habitability on the Oklahoma page
• If you fail to deliver possession, rent abates until you do, and the tenant may end the lease and get back prepaid rent and the deposit, or demand possession and sue for actual damages (41 O.S. § 120(A)).

The Oklahoma Residential Landlord and Tenant Act does not regulate application or screening fees and sets no limit on them (41 O.S. §§ 101 to 136).

• The Act governs rental agreements for dwelling units in Oklahoma and says nothing about application or screening fees (41 O.S. § 103(A)).
• It does bar denying a tenancy because an applicant or household member is a victim of domestic violence, sexual violence or stalking, or because the applicant ended an earlier lease for that reason (41 O.S. § 113.3).
• It also limits denying a tenancy over a guide, signal or service dog (41 O.S. § 113.1).
• When reviewing income, Oklahoma bars refusing to count both applicants' income, or verifiable public assistance, alimony or court-awarded child support, because of a listed protected characteristic. This is a qualified nondiscrimination rule; evaluate the income and applicable protections rather than assuming every assistance payment may be disregarded (25 O.S. 1452(A)(7), (8)).See Fair housing on the Oklahoma page