OK · Researched October 7, 2026
Oklahoma sets no deposit cap, but deposits must sit in an Oklahoma escrow account and be returned within 45 days after the tenant moves out and makes a written demand. Nonpayment evictions start with a 5-day demand, and courts set the hearing 5 to 10 days after the summons issues. Managing rentals for others requires an Oklahoma real estate license.
Oklahoma's broker definition covers anyone who, for a fee, rents or leases real estate for others, solicits tenants, or controls the acceptance or deposit of rent from a resident of a single-family rental. There is no separate property manager license.
Owners and their employees acting in the regular course of managing the owner's property; resident managers who live on site at an apartment building, duplex or complex; attorneys-in-fact for an owner; attorneys, receivers and court-ordered acts; transient lodging operators; certain broker employees leasing subsidized affordable housing.
Licensees may not commingle others' money with their own unless it is held in an escrow account that contains only others' money. OREC rules set detailed trust account and recordkeeping requirements.
The Residential Landlord and Tenant Act does not cap deposits.
Itemize deductions in a written statement delivered in person or by certified mail with return receipt. If the tenant makes no written demand within 6 months after the tenancy ends, the deposit reverts to the landlord. If you do not comply, the tenant can recover the deposit.
Misusing a deposit is a crime punishable by up to 6 months in county jail and a fine up to twice the amount taken. When the property is sold, transfer deposits to the buyer and notify tenants in writing, or refund them. Tenants cannot use the deposit as last month's rent unless the lease allows it.
The Act is silent on late fees. Oklahoma courts can strike fees that work as penalties rather than a reasonable estimate of the landlord's loss, so keep fees reasonable and stated in the lease.
No Oklahoma statute regulates rental application fees.
There is no rent increase notice statute. Changing terms on a month-to-month tenancy practically requires the 30-day notice used to end the tenancy.
Municipalities may not enact or enforce rent control on privately owned residential or commercial rentals. They may regulate their own property and subsidized housing agreements.
If rent is not paid within 5 days after written demand, the landlord may end the lease. The demand counts as a demand for possession, so no separate notice to quit is needed. You may give it before or after filing a suit for rent.
The notice must describe the breach. If the tenant fixes it within 10 days, the lease continues. A later breach allows immediate termination on written notice. If the breach threatens imminent, irreparable harm, you may file eviction right away. Repairable damage can be fixed by the landlord after 10 days and billed as rent.
Serve the tenant personally. If you cannot, give it to a family member over 12 living there, or post it on the unit and also mail it by certified mail.
The summons must be served at least 3 days before trial, by personal service, leaving it with a resident over 15, or by certified mail and posting if needed. Add the 5-day demand period before filing.
Store valuable property with reasonable care. Property left with the landlord 30 days or longer is conclusively abandoned and can be disposed of. The tenant who reclaims property must pay storage costs.
No notice is needed in an emergency or when notice is impracticable. Do not use entry to harass. If a tenant refuses lawful access, you may seek an injunction or end the lease.
Landlords must maintain supplied electrical, plumbing, heating, cooling and appliances, and (except single-family homes) keep common areas safe and supply water and heat. After 14 days' written notice, a tenant may repair a health-related defect costing up to one month's rent and deduct it, or end the lease for material breaches not fixed in 14 days.
The lease must identify who can accept service and notices. Disclose in writing, before signing, any flooding in the past 5 years that you know about, and any known meth manufacturing unless testing shows it is below the state threshold. Federal lead paint disclosure applies to pre-1978 housing.
Oklahoma's fair housing law covers race, color, religion, gender, national origin, age, familial status and disability. A separate law bars denying or ending a tenancy because someone is a victim of domestic violence, sexual violence or stalking.
No statewide changes from 2024 to 2026 were found in the last review.
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Compare with other states: security deposit limit, deposit return deadline, deposit interest and holding rules, late fees, application and screening fees, rent increase notice, rent control, notice for unpaid rent, notice for lease violations, ending a month-to-month, eviction timeline, abandoned property, landlord entry, repairs and habitability, required disclosures, state fair housing protections.