Okla. Stat. tit. 41 § 118
Duties of Landlord and Tenant
Operative Text
A. A landlord shall at all times during the tenancy: 1. Except in the case of a single-family residence, keep all common areas of his building, grounds, facilities and appurtenances in a clean, safe and sanitary condition; 2. Make all repairs and do whatever is necessary to put and keep the tenant's dwelling unit and premises in a fit and habitable condition; 3. Maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, air-conditioning and other facilities and appliances, including elevators, supplied or required to be supplied by him; 4. Except in the case of one- or two-family residences or where provided by a governmental entity, provide and maintain appropriate receptacles and conveniences for the removal of ashes, garbage, rubbish and other waste incidental to the occupancy of the dwelling unit and arrange for the frequent removal of such wastes; and 5. Except in the case of a single-family residence or where the service is supplied by direct and independently metered utility connections to the dwelling unit, supply running water and reasonable amounts of hot water at all times and reasonable heat. B. The landlord and tenant of a dwelling unit may agree by a conspicuous writing independent of the rental agreement that the tenant is to perform specified repairs, maintenance tasks, alterations or remodeling. C. Prior to the commencement of a rental agreement, if a landlord knows or has reason to know that the dwelling unit or any part of the premises was used in the manufacture of methamphetamine, the landlord shall disclose this information to a prospective tenant. Provided however, if the landlord has had the level of contamination assessed within the dwelling unit or pertinent part of the premises, and it has been determined that the level of contamination does not exceed one-tenth of one microgram (0.1 mcg) per one hundred square centimeters (100 cm2) of surface materials within the dwelling unit or pertinent part of the premises, no disclosure shall be required.
Oklahoma law under 41 O.S. § 118 sets out ongoing duties that landlords must fulfill throughout a tenancy, as well as certain responsibilities that may be shifted to tenants by written agreement. Landlords are generally required to keep common areas clean and safe, maintain the dwelling unit in a habitable condition, keep essential systems (such as plumbing, heating, and electrical) in working order, arrange for waste removal, and supply running hot and cold water and reasonable heat—with some exceptions for single-family or two-family residences and direct-metered utilities. The provision also requires landlords to disclose prior methamphetamine manufacturing activity to prospective tenants before a rental agreement begins, unless contamination testing has confirmed that residue levels fall at or below the threshold specified in the statute.
Plain English — not legal advice.
Under 41 O.S. § 118, compliant landlords generally conduct regular inspections of common areas, building systems, and appliances to ensure they remain in safe, working condition throughout every tenancy. Operators of multi-unit properties typically arrange for routine waste removal and maintain hot and cold water and heating systems, while those renting single-family or two-family homes should be aware of the specific exemptions the statute provides. Before entering into any new rental agreement, landlords who know or have reason to know of prior methamphetamine manufacturing on the premises are expected to disclose that history to prospective tenants—unless a qualified contamination assessment has confirmed that surface residue levels do not exceed the 0.1 mcg per 100 cm² threshold set out in § 118(C).
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
41 O.S. § 118 establishes a baseline of habitability and maintenance that tenants in Oklahoma are entitled to expect from their landlords, including safe common areas, functioning essential systems, waste removal services, and an adequate supply of hot and cold water and heat. Tenants who believe their landlord has failed to meet these obligations may have grounds to raise a violation of § 118 as part of a legal proceeding, file a complaint with a relevant local or state authority, or seek guidance from a tenant-rights organization familiar with Oklahoma law. Prospective tenants who were not informed of known prior methamphetamine manufacturing activity before signing a lease may also have recourse under § 118(C), and consulting a tenant-rights resource can help clarify what options are generally available in such situations.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 18, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
Effective Timeline
References Out
No outbound references recorded yet for this provision.
References In
Rules and statutes that cite this regulation