Understanding Repair Needs

Knowing your rights and responsibilities when it comes to rental repairs is essential to maintaining a safe and healthy home. This section provides guidance to help tenants understand what repairs landlords are required to make, how to document and request repairs properly, and what steps to take if those requests go unanswered.

The landlord is responsible for providing the following:

  • A safe and livable dwelling.
  • Safe and clean common areas, if shared by more than two households.
  • Safe and functional appliances, if provided by the landlord.
  • Trash cans or dumpsters and frequent trash removal (unless provided as a city utility) in residences larger than single-family homes or duplexes.
  • Running water and a reasonable amount of hot water are available at all times.
  • Reasonable amounts of heat.

The tenant is responsible for providing the following:

  • Keeping their residence and the surrounding area clean and safe.
  • Disposing of all trash.
  • Cleaning all toilets, sinks, bathtubs, and showers.
  • Using the home, appliances, and utilities safely and responsibly.
  • Not intentionally or carelessly damaging or destroying the property or anything belonging to the landlord.
  • Not engaging in criminal activity that threatens the health, safety, or peaceful enjoyment of other tenants or creates a danger to the premises.
  • Not engaging in illegal drug-related activity on or near the property.

Frequently Asked Questions

These are answers to common questions regarding repair and maintenance needs. While these answers reflect information provided in Oklahoma's Residential Landlord and Tenant Act, this information should not be considered as legal advice.

Yes, but the tenant and landlord should clearly define this arrangement in writing, separate from the lease agreement.

Tenants have the right to a safe and livable dwelling. If an issue or repair need is affecting the tenant’s health or safety and was not caused by the tenant, their household members, guests, or pets, they have the right to choose the following:

  • End the lease: In a written notice provided to the landlord, the tenant may inform the landlord that if the repair is not made within 14 days, the tenant will terminate their lease 30 days or more from the date the notice is given to the landlord.
  • Repair the issue themselves and deduct the cost from their rent: In a written notice provided to the landlord, the tenant must give the landlord 14 days to fix the issue. If the landlord does not take action, the tenant may pay for it and deduct the cost from their rent. The amount deducted from their rent may not exceed one month’s rent. An itemized receipt of the repair or service must be provided to the landlord.

Any request made by a tenant should always be in writing, including the date it is provided to the landlord. Tenants should keep a copy for themselves and have proof that it was received by the landlord (have the landlord sign the tenant’s copy, fax the request, or mail it through certified mail).

In some cases, essential services such as water, heat, gas, or electricity fail due to the landlord’s fault or willful act, or the conditions are so bad that there is an immediate threat to the tenant’s health and safety. In those situations, the tenant has the right to the following options:

  • The tenant may provide written notice to their landlord that they are ending the lease immediately and then move out.
  • The tenant may provide written notice to their landlord stating that they will be temporarily relocating and will not owe rent to the landlord during this period.
  • The tenant may make their own arrangements for substitute services and deduct the full “actual and reasonable” amount from their rent.
  • If a fire or other emergency occurs on the premises, the tenant may terminate their lease and vacate, but must provide written notice to the landlord within one week.

Landlords, property managers, and maintenance staff must provide tenants with advanced notice 24 hours before entering the property to inspect, perform maintenance or repairs, or show the building to potential buyers, future tenants, or service providers.

They must enter during reasonable hours unless there is an emergency such as a fire, flood, suspected gas leak, or other situations where advanced notice is impractical. The tenant must allow the landlord to enter for usual inspections and reasonable purposes.