Oklahoma Residential Lease Agreement

Last Updated: November 24, 2021 by Elizabeth Souza

The Oklahoma residential lease agreement (“rental agreement”) is used to formalize an agreement between a landlord and tenant to rent real property in exchange for a fee. The contract includes terms and conditions outlining the responsibilities of each party. A common lease term is for one year.

Oklahoma Lease Agreement Disclosures

The following disclosures are either required for some or all residential lease agreements in Oklahoma.

Disclosure Applicable to
Landlord’s Name/Address All Units
Flooding Flooded Units Within 5 Years
Meth Potentially Contaminated Units
Lead Paint All Units Prior to 1978
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Landlord’s Name & Address

Applicable to all rental units in Oklahoma.

Any individual authorized to manage the rental property (including the landlord and owner) must disclose their name and address so future legal notices and demands that are sent by the tenant can be properly delivered. Generally, this information is provided in the rental agreement and shall be provided to the tenant in writing at or before the commencement of the tenancy.

Flooding Disclosure

Applicable to any rental unit that has flooded in the past five years.

If a dwelling unit has been flooded by an overflow of a lake, stream, river, creek or other inland water within the past five years, a landlord must include this information in the rental agreement.

FLOODING. This property has experienced flooding in the past 5 years and may be subject to future flooding. Tenant agrees to accept the risk of tenancy by signing this lease agreement.

Download: Oklahoma Flood Zone Disclosure Form (PDF)

Methamphetamine Contamination Disclosure

Applicable to any unit where the landlord is aware of potential contamination.

In Oklahoma, disclosure of any knowledge relating to methamphetamine manufacturing in the rental property must be disclosed in the rental agreement. If the landlord had an assessment of the contamination and the levels of contamination are below one-tenth of one microgram (0.1 mcg) per 100 square centimeters of surface materials, no disclosure is needed.

Methamphetamine contamination can be dangerous to Tenant(s) in high concentrations, presenting health concerns through absorption of the materials in the air.

This property:
[ ] Has been found to be contaminated above safe levels and is in the process of decontamination.
[ ] Has been found to be contaminated, but falls within safe levels after tests were conducted.
[ ] Has no suspicion of contamination

Download: Oklahoma Methamphetamine Contamination Disclosure Form (PDF)

Lead-Based Paint Disclosure

Applicable to any rental units built prior to 1978.

It is a federal law in the United States that any home built prior to 1978 must disclose the risks posed by lead-based paints. This law requires landlords in Oklahoma to:

Download: Oklahoma Lead-Based Paint Disclosure Form (PDF)

Optional Disclosures & Addendums (Recommended)

The following lease agreement disclosures and addendums are not required by Oklahoma law in residential lease agreements, but either help reduce future conflicts with tenants or reduce legal liability for landlords.

  • Medical Marijuana Use – it is recommended to state where medical marijuana use is and isn’t allowed on the property so that expectations are clear. Oklahoma law allows landlords to restrict marijuana usage to non-smoking methods only or control where users can smoke to not interfere with other tenants’ peaceful enjoyment of the premises.
  • Move-in Checklist – it is recommended to provide an itemized list of damages to the property before move-in to make sure tenants are responsible for any serious damages that occur during the lease term. This can be attached to the lease agreement or signed as a separate document.
  • Late and Returned Check Fees – it is recommended that landlords disclose in the lease any late fees or returned (bounced) check fees that they intend to charge. Oklahoma does not limit how high these fees can be, but they should be considered reasonable (often no more than 10% of rent) and reflect the actual expenses incurred by the landlord as a result of a late payment. They must also be charged only after the agreed upon due date for rent, dictated in the lease.
  • Shared Utilities Arrangements – for rental units with shared utilities, it is recommended to disclose the specifics of how they are shared, and how each party’s bill is calculated, so that tenants have a reasonable expectation of what they owe each month.
  • Bed Bug Disclosure – for rental units with a history of infestation, it is recommended to provide information on the protocol for handling a bed bug infestation. This addendum will notify the tenant of their obligation to cooperate with bed bug prevention by promptly reporting any sign of infestation to the landlord.
  • Asbestos Disclosure – for rental units built prior to 1981, asbestos was a common building material. This disclosure will notify the tenant to take certain precautions to decrease the chance of disturbing the asbestos fibers (i.e. no sanding, pounding, modifications or repairs, without the landlord’s consent). The disclosure will also notify the tenant of their obligation to immediately notify the landlord if any ceilings or walls begin to deteriorate.
  • Mold Disclosure – it is recommended to disclose the current mold status of a property in the lease to protect against future liability of mold damages due to the tenant’s negligence during the lease term.

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