Top landlords and first-timers alike should always use a room rental agreement in Oklahoma when leasing an extra bedroom in their home. First off, Oklahoma lease agreements clearly define the terms of the tenancy. A well-thought-out rental contract helps everyone avoid stressful rental disputes. Because when you outline everything in writing, you’re less likely to wind up dealing with disagreements over late rent fees, security deposits, and house rules.
In this room rental agreement guide, we’ll cover Oklahoma’s mandatory disclosures, specific rental laws, and pro tips, such as using free property management software to stay organized.
Room Rental Laws
We’ll discuss landlord-tenant laws in Oklahoma, but first, here’s a quick recap of your responsibilities in the Sooner State:
- Provide tenants with safe, habitable housing.
- Make all mandatory disclosures in the rental agreement.
- Notify tenants before entering their room.
- Avoid all forms of landlord harassment.
Next, let’s review the different contract types you can use when creating a room rental agreement in Oklahoma.
Different Types of Room Rental Agreements in Oklahoma
In Oklahoma, you can use these three contracts:
- Verbal agreement: Landlords often rely on word-of-mouth agreements, but it’s safer to use a clear written lease.
- Fixed-term lease: These written contracts state the tenancy’s start and end date (usually 6 months to 1 year), offering the most stability.
- Month-to-month lease: “Tenancy at will” agreements are short-term contracts that automatically renew. Because both parties can end them at any time, there’s no long-term commitment.
Above all, your lease agreement should reflect your needs, your relationship to the tenant, and the tenancy’s length.
Required Landlord Disclosures
Don’t forget to include the following mandatory disclosures in your room rental agreement, Oklahoma landlords:
- Lead-based paint: Inform tenants about lead-based paint and related hazards when leasing a property built before 1978 (42 U.S.C. § 4852d).
- Landlord name and address: Provide the landlord’s (or property manager’s) name and address in writing (Okla. Stat. tit. 41, § 116).
- Methamphetamine hazards: Tell tenants about any methamphetamine contamination above 0.1 mcg per 100 square centimeters (Okla. Stat. tit. 41, § 118).
- Flood history: If flooding impacted the unit within the past 5 years, state law requires you to inform tenants (Okla. Stat. tit. 41, § 113).
In addition to the above disclosures, keep the following Oklahoma room rental agreement laws in mind:
Security Deposit Rules
Maximum security deposit: Oklahoma law doesn’t set a maximum amount for security deposits.
Security deposit receipt: You don’t have to provide a receipt for security deposits in Oklahoma, but it’s best practice to do so.
Deduction tracking: Landlords must mail tenants an itemized breakdown of each deduction upon request (Okla. Stat. tit. 41, § 115).
Security deposit return: In Oklahoma, landlords must return the security deposit only if the tenant requests it in writing within 6 months of move-out. When tenants request their deposit, landlords must return it within 45 days along with the deduction list.
If tenants don’t ask for their deposit back in writing, you don’t have to return it (Okla. Stat. tit. 41, § 115).
Pet deposits: Oklahoma doesn’t regulate pet deposits. You can charge reasonable fees if you include them in your lease. However, federal law exempts service animals and Emotional Support Animals (ESAs) (42 U.S.C. § 3601 et seq.).
Rent Payment Rules
Late rent fees: If your lease outlines late fees, you can charge them. State law doesn’t limit late fees.
Right to withhold rent: State law prohibits landlords from withholding rent. If tenants fail to pay rent when it’s due, landlords can apply penalties or evict them (Okla. Stat. tit. 41, § 131).
Grace period: Oklahoma law doesn’t mandate a grace period for late rent.
Pet rent: Landlords can charge a reasonable pet rent if they define one in their lease. However, federal law prohibits you from charging any type of fee for service animals or ESAs (42 U.S.C. § 3601 et seq.).
Rent Payment Increase Rules
Rent payment frequency increase: Landlords can raise rent as often as they want after the tenancy ends, but they must notify tenants in advance.
Rent payment increase maximum: Oklahoma law doesn’t cap rent increase amounts.
Rent control/stabilization: Local governments may impose rent control policies, but those rules must align with state law (Okla. Stat. tit. 41, § 18).
Oklahoma Room Rental Agreement Breaches
Failure to pay: Landlords can terminate a room rental agreement in Oklahoma for nonpayment by providing a 5-Day Notice to Pay or Quit (Okla. Stat. tit. 41, § 132).
Lease violations: When tenants break their lease, you can initiate the legal eviction process (Okla. Stat. tit. 41, § 132).
Self-help evictions: Oklahoma law bans self-help evictions. You can’t force tenants out of their room by changing the lock or removing their belongings (Okla. Stat. tit. 41, § 123).
Terminating an Oklahoma Room Rental Agreement
Month-to-month: You must give at least 30 days’ notice to end a tenancy-at-will agreement (Okla. Stat. tit. 41, § 111).
Fixed-term: If either party ends a fixed-term lease early without a legal reason, they may face penalties (Okla. Stat. tit. 41, § 111).
Room abandonment: State law requires landlords to make reasonable efforts to find a new tenant. However, the original tenant may be liable for damages (Okla. Stat. tit. 41, § 129).
Tenant’s right to terminate: Tenants can avoid penalties if the landlord attempts an illegal eviction or fails to maintain habitable housing (Okla. Stat. tit. 41, § 132).
Landlord Access Laws
Immediate access: Landlords and property managers can enter a tenant’s room without notice in emergencies that threaten the tenant’s health and safety or the property itself (Okla. Stat. tit. 41, § 128).
Landlord harassment: State law prohibits landlords from abusing their right of entry or using it to harass tenants. You can’t repeatedly, unreasonably, or invasively enter a tenant’s room (Okla. Stat. tit. 41, § 128).
Advance notice: You must give tenants at least 1 day’s notice before entering their room (Okla. Stat. tit. 41, § 128).
Lease Agreement Renewal and Termination
Required renewals: You’re not required to renew a fixed-term lease. If you want to continue, both parties must sign a new lease or add a renewal clause (Okla. Stat. tit. 41, § 111).
Required notice: Both parties must give 30 days’ written notice to end a month-to-month agreement, and 7 days’ written notice to end week-to-week tenancies (Okla. Stat. tit. 41, § 111).
Month-to-month considerations: If a fixed-term lease expires and the tenant remains in the room without signing a new contract, the lease becomes month-to-month.
We recommend using property management software to streamline your leasing process, save time, and prevent disputes.
Room Rental Agreement Oklahoma FAQs
What to include in an Oklahoma room rental agreement?
Include mandatory disclosures, security deposit/rent protocols, and house rules.
How do I legally rent out a room?
Create a room rental agreement for Oklahoma to define the terms of the arrangement.
How to make an Oklahoma room rental agreement?
Download our free, printable PDF template form.
