What do Oklahoma landlord tenant laws say about repairs, entry and deposits?

Oklahoma landlord tenant day counts and deposit deadlines, with sources

Download this table: CSV or JSON.

What repairs is a landlord responsible for in Oklahoma?

Section 118(A)(1)-(3) of Oklahoma Title 41, read 2026-10-30 on oklegislature.gov, sets the landlord duties for common areas, repairs and supplied facilities during the tenancy: “A landlord shall at all times during the tenancy: 1. Except in the case of a single-family residence, keep all common areas of his building, grounds, facilities and appurtenances in a clean, safe and sanitary condition; 2. Make all repairs and do whatever is necessary to put and keep the tenant's dwelling unit and premises in a fit and habitable condition; 3. Maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, air- conditioning and other facilities and appliances, including elevators, supplied or required to be supplied by him;” (Oklahoma Statutes §41-118)

The landlord's duty to keep all common areas clean, safe and sanitary under 41-118(A)(1), like the rest of that list a duty at all times during the tenancy, holds except in the case of a single-family residence.

Under 41-118(B), the landlord and tenant of a dwelling unit may agree by a conspicuous writing independent of the rental agreement that the tenant is to perform specified repairs, maintenance tasks, alterations or remodeling.

Under 41-125, any defective condition of the premises which comes to the tenant's attention, and which the tenant has reason to believe is unknown to the landlord, shall be reported by the tenant to the landlord as soon as practicable.

For a common-area cleanup or a plumbing, heating or electrical repair at a rental, a property manager can post the job on InstaBids and compare written bids side by side.

How long does a landlord have to make repairs in Oklahoma?

Oklahoma 41-121(A) gives a fourteen (14) day remedy window within a tenant written notice of material noncompliance with the rental agreement, or Section 118 noncompliance materially affecting health or safety; termination follows the notice date, at least thirty (30) days after receipt, unless the landlord adequately remedies the breach within the time specified (subject to 41-121(E)): “Except as otherwise provided in this act, if there is a material noncompliance by the landlord with the terms of the rental agreement or a noncompliance with any of the provisions of Section 118 of this title which noncompliance materially affects health or safety, the tenant may deliver to the landlord a written notice specifying the acts and omissions constituting the breach and that the rental agreement will terminate upon a date not less than thirty (30) days after receipt of the notice if the breach is not remedied within fourteen (14) days, and thereafter the rental agreement shall so terminate as provided in the notice unless the landlord adequately remedies the breach within the time specified.” (Oklahoma Statutes §41-121) Source read: 2026-10-30.

Except as otherwise provided in the act, 41-121(B) addresses material noncompliance by the landlord with the rental agreement or Section 118 which materially affects health, remediable by repairs whose reasonable cost is equal to or less than one month's rent; the tenant may notify the landlord in writing of an intention to correct the condition at the landlord's expense after the expiration of fourteen (14) days, subject to 41-121(E).

Except as otherwise provided in the act, 41-121(D) addresses landlord noncompliance with the rental agreement or Section 118 that renders the dwelling uninhabitable or poses an imminent threat to the health and safety of any occupant and is not remedied as promptly as conditions require; the tenant may immediately terminate upon written notice to the landlord specifying the noncompliance, subject to 41-121(E).

When a tenant reports a defect in writing, a property manager can describe that repair once on InstaBids, add photos and get written bids on the same scope.

How much notice does a landlord have to give before entering in Oklahoma?

Under Oklahoma 41-128(C), except in case of emergency or unless it is impracticable to do so, the landlord shall give the tenant at least one (1) day's notice of intent to enter and may enter only at reasonable times: “Except in case of emergency or unless it is impracticable to do so, the landlord shall give the tenant at least one (1) day's notice of his intent to enter and may enter only at reasonable times.” (Oklahoma Statutes §41-128) Source read: 2026-10-30.

Under 41-128(B), a landlord, his agents and employees may enter the dwelling unit without consent of the tenant in case of emergency.

Under 41-128(A), a tenant shall not unreasonably withhold consent to the landlord, his agents and employees, to enter in order to make necessary or agreed repairs or exhibit the dwelling unit to workmen or contractors.

For a repair that means entering an occupied unit, a property manager can post the job on InstaBids with photos, with no contractor home visits before a bid is picked.

How long does a landlord have to return a security deposit in Oklahoma?

Oklahoma 41-115(B) gives a landlord who proposes to retain any portion of the deposit forty-five (45) days after termination of tenancy, delivery of possession and written demand by the tenant to return the balance without interest: “If the landlord proposes to retain any portion of the security deposit for rent, damages or other legally allowable charges under the provisions of this act or the rental agreement, the landlord shall return the balance of the security deposit without interest to the tenant within forty-five (45) days after the termination of tenancy, delivery of possession and written demand by the tenant.” (Oklahoma Statutes §41-115) Source read: 2026-10-30.

Upon termination of the tenancy, 41-115(B) permits the deposit held by the landlord to be applied to accrued rent and damages suffered by reason of the tenant's noncompliance with the act and rental agreement, all as itemized by the landlord in a written statement delivered by mail, return receipt requested, with a signature of a person of statutory service age, or in person to the tenant if reasonably found. Under 41-115(B), if the tenant does not make written demand within six (6) months after termination of tenancy, the deposit reverts to the landlord and the tenant's interest terminates.

Before then, 41-115(A) sets the escrow account rule for any damage or security deposit required by a landlord of a tenant: “Any damage or security deposit required by a landlord of a tenant 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.” (Oklahoma Statutes §41-115)

For move-out cleaning and damage repairs before a deposit balance is settled, a property manager can post the work on InstaBids and line up written bids to compare.

When can a tenant end a lease over repairs in Oklahoma?

Oklahoma 41-121(A) allows the tenant written notice specifying material noncompliance with the rental agreement, or Section 118 noncompliance materially affecting health or safety, and a termination date not less than thirty (30) days after receipt if the breach is not remedied within fourteen (14) days, subject to 41-121(E): “Except as otherwise provided in this act, if there is a material noncompliance by the landlord with the terms of the rental agreement or a noncompliance with any of the provisions of Section 118 of this title which noncompliance materially affects health or safety, the tenant may deliver to the landlord a written notice specifying the acts and omissions constituting the breach and that the rental agreement will terminate upon a date not less than thirty (30) days after receipt of the notice if the breach is not remedied within fourteen (14) days, and thereafter the rental agreement shall so terminate as provided in the notice unless the landlord adequately remedies the breach within the time specified.” (Oklahoma Statutes §41-121) Source read: 2026-10-30.

Section 41-121(E) says tenant rights do not arise before written notice, or for the listed deliberate or negligent act or omission of the tenant, a family member, an animal or pet, or another person or animal on the premises with consent: “All rights of the tenant under this section do not arise until he or she has given written notice to the landlord or if the condition complained of was caused by the deliberate or negligent act or omission of the tenant, a member of his or her family, his or her animal or pet or other person or animal on the premises with his or her consent.” (Oklahoma Statutes §41-121)

For a health or safety repair a tenant has flagged, a property manager can describe the job on InstaBids and compare several written bids before picking a contractor.

Who does Oklahoma landlord tenant law cover?

Section 104 of Title 41, read 2026-10-30 in the Title 41 PDF on oklegislature.gov, lists six arrangements that are not governed by this act unless created to avoid the application of this act; the list opens with item 1: “Unless created to avoid the application of this act, the following arrangements are not governed by this act: 1. Residence at an institution, public or private, if incidental to detention or the provision of medical, geriatric, educational, counseling, religious or similar service;” (Oklahoma Statutes §41-104) The remaining 41-104 exclusions concern occupancy under a contract of sale or contract for deed by the purchaser or successor; occupancy by a fraternal or social organization member in a structure operated for its benefit; transient hotel, motel or similar lodging occupancy regardless of stay length; occupancy by a condominium owner or proprietary-lease holder in a cooperative; and a rental agreement covering premises used by the occupant primarily for agricultural purposes.

Whatever kind of rental a manager runs, a turnover or upkeep job for the units can be posted on InstaBids to get written bids from contractors on one scope.

Oklahoma statutes a property manager works to

What to put in a written repair scope for an Oklahoma rental

• The repair in plain words, with photos, tied to the 41-118(A) duty it meets: a landlord shall at all times during the tenancy maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, air-conditioning and other facilities and appliances supplied or required to be supplied by him.
• The tenant's written notice, receipt date and stated termination date under 41-121(A): material noncompliance with the rental agreement, or Section 118 noncompliance materially affecting health or safety, carries a fourteen (14) day remedy window and a termination date not less than thirty (30) days after receipt unless the landlord adequately remedies the breach; the conditions of 41-121(E) also apply.
• The access window for the workers, since except in case of emergency or unless it is impracticable to do so, the landlord shall give the tenant at least one (1) day's notice of his intent to enter and may enter only at reasonable times (41-128(C)).
• At move-out, the damages the deposit may be applied to, as itemized by the landlord in a written statement under 41-115(B), and the dates of termination, delivery of possession and tenant written demand: if the landlord proposes to retain any portion for rent, damages or other legally allowable charges, the landlord shall return the balance without interest within forty-five (45) days after those events.

Download this checklist as text

How does Oklahoma's entry notice affect a written repair scope?

An Oklahoma repair scope can carry the notice date and access time alongside the work description: under 41-128(C), except in case of emergency or unless it is impracticable to do so, the landlord shall give the tenant at least one (1) day's notice of intent to enter and may enter only at reasonable times.

Property managers can post a rental job on InstaBids today.

How InstaBids works

Related rental-repair questions beyond Oklahoma Title 41

Sources

• Oklahoma Statutes §41-118, read 2026-10-30: www.oklegislature.gov