Oklahoma Residential Lease Agreement

A free Oklahoma lease template, plus what Oklahoma law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.

Disclosures Oklahoma requires

Prior flooding	If the rental premises flooded within the past five years and the landlord knows it, the landlord must include that information prominently and in writing as part of any written rental agreement. A tenant who was not told may sue to recover personal property damage from flooding of the premises. 'Flooding' means temporary inundation of normally dry land and structures from the overflow of lakes, ponds, streams, rivers, creeks and other inland waters. Applies to: Written rental agreements for premises the landlord knows flooded in the past 5 years Source: 41 O.S. § 113a
Service and notice address; owner and manager	As part of any rental agreement, the landlord must state prominently and in writing who is entitled to accept service or notice under the Act and at what address. At or before the start of the tenancy, the landlord must also disclose in writing the name and address of the manager, the owner, or the owner's agent for service of process and notices, and keep it current. A person who fails to comply becomes a landlord and agent for service, notices and landlord duties. Applies to: All residential rental agreements Source: 41 O.S. § 116

Prior flooding

If the rental premises flooded within the past five years and the landlord knows it, the landlord must include that information prominently and in writing as part of any written rental agreement. A tenant who was not told may sue to recover personal property damage from flooding of the premises. 'Flooding' means temporary inundation of normally dry land and structures from the overflow of lakes, ponds, streams, rivers, creeks and other inland waters.

Applies to: Written rental agreements for premises the landlord knows flooded in the past 5 years

Source: 41 O.S. § 113a

Service and notice address; owner and manager

As part of any rental agreement, the landlord must state prominently and in writing who is entitled to accept service or notice under the Act and at what address. At or before the start of the tenancy, the landlord must also disclose in writing the name and address of the manager, the owner, or the owner's agent for service of process and notices, and keep it current. A person who fails to comply becomes a landlord and agent for service, notices and landlord duties.

Applies to: All residential rental agreements

Source: 41 O.S. § 116

Terms Oklahoma law requires or controls

House rules	Landlord rules on use and occupancy are enforceable only if they promote tenants' convenience, peace, safety or welfare, protect the property from abusive use or fairly distribute services; are reasonably related to that purpose; apply fairly to all tenants; are explicit enough to follow; are not meant to evade the landlord's duties; and the tenant had notice when signing or when the rule was adopted. A later rule that substantially changes the tenant's bargain is not enforceable unless the tenant consents in writing. Applies to: Leases with rules or regulations Source: 41 O.S. § 126

House rules

Landlord rules on use and occupancy are enforceable only if they promote tenants' convenience, peace, safety or welfare, protect the property from abusive use or fairly distribute services; are reasonably related to that purpose; apply fairly to all tenants; are explicit enough to follow; are not meant to evade the landlord's duties; and the tenant had notice when signing or when the rule was adopted. A later rule that substantially changes the tenant's bargain is not enforceable unless the tenant consents in writing.

Applies to: Leases with rules or regulations

Source: 41 O.S. § 126

Clauses that are void in Oklahoma

Waiver of rights	A rental agreement may not provide that either party waives or gives up rights or remedies under the Oklahoma Residential Landlord and Tenant Act. Applies to: All residential rental agreements Source: 41 O.S. § 113(A)(1)
Confession of judgment	A rental agreement may not authorize anyone to confess judgment on a claim arising from the agreement. Applies to: All residential rental agreements Source: 41 O.S. § 113(A)(2)
Attorney's fees	A rental agreement may not provide that either party agrees to pay the other party's attorney's fees. Applies to: All residential rental agreements Source: 41 O.S. § 113(A)(3)
Liability waivers and indemnity	A rental agreement may not excuse, limit or require indemnification of either party's legal liability for injury to persons or property caused by the acts or omissions of either party or its agents or employees in operating or maintaining the unit or premises. Applies to: All residential rental agreements Source: 41 O.S. § 113(A)(4)
Liens on the other party's property	A rental agreement may not create a lien on the other party's property except as the Act allows. Applies to: All residential rental agreements Source: 41 O.S. § 113(A)(5)
Limits on calling police or emergency help	A rental agreement may not waive or limit a party's right to summon a peace officer or other emergency assistance in an emergency. Any provision prohibited by § 113(A) is unenforceable. Applies to: All residential rental agreements Source: 41 O.S. § 113(A)(6), (B)

Format and delivery rules

Prominent written disclosures	The flood disclosure and the service-and-notice address must appear prominently and in writing in the rental agreement. Applies to: All residential rental agreements Source: 41 O.S. §§ 113a, 116

Fill in the lease

Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Oklahoma law must be written to meet the rule shown above.

1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].

2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].

3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Oklahoma law requires.]

4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].

5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Oklahoma law (No late-fee section in 41 O.S. §§ 101-136 (full text checked)).

6. Security deposit. Tenant pays a security deposit of $[deposit amount] (Oklahoma law sets no maximum; 41 O.S. § 115). Landlord will return it, minus lawful deductions with any required itemized list, within the time Oklahoma law sets (41 O.S. § 115(B)).

7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].

8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.

9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.

10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.

11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Oklahoma law requires (41 O.S. § 128; remedies 41 O.S. § 124), except in an emergency.

12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.

13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Oklahoma law requires.

14. House rules. (Write this clause to meet Oklahoma law: see "House rules" above (41 O.S. § 126).)

15. Disclosures attached. Landlord has given Tenant these disclosures required by Oklahoma law: Prior flooding; Service and notice address; owner and manager. [Attach each one.]

16. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."

17. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.

Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]

Lease agreement templates for other states · Oklahoma landlord-tenant law · More templates

General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.