Okla. Stat. tit. 41 § 132
Tenant's Failure to Comply with Rental Agreement or Perform Duties - Rights and Duties of Landlord
Operative Text
A. Except as otherwise provided in the Oklahoma Residential Landlord and Tenant Act, if there is a noncompliance by the tenant with the rental agreement or with Section 127 of this title which noncompliance can be remedied by repair, replacement of a damaged item, or cleaning and the tenant fails to comply as promptly as conditions require in the case of an emergency or within ten (10) days after written notice served as provided in subsection E of Section 111 of this title by the landlord specifying the breach and requiring that the tenant remedy it within that period of time, the landlord may enter the dwelling unit and cause the work to be done in a workmanlike manner and thereafter submit the itemized bill for the actual and reasonable cost or the fair and reasonable value thereof as rent on the next date rent is due, or if the rental agreement has terminated, for immediate payment. If the landlord remedies the breach as provided in this subsection, the landlord may not terminate the rental agreement by reason of the tenant's failure to remedy the breach. B. Except as otherwise provided in the Oklahoma Residential Landlord and Tenant Act, if there is a material noncompliance by the tenant with the rental agreement or with any provision of Section 127 of this title, the landlord may deliver to the tenant a written notice served as provided in subsection E of Section 111 of this title specifying the acts and omissions constituting the noncompliance and that the rental agreement will terminate upon a date not less than fifteen (15) days after receipt of the notice unless remedied within ten (10) days. If the breach is not remedied within ten (10) days from receipt of the notice, the rental agreement shall terminate as provided in the notice. If within the ten (10) days the tenant adequately remedies the breach complained of, or if the landlord remedies the breach according to the provisions of subsection A of this section, the rental agreement shall not terminate by reason of the breach. Any subsequent breach of the lease or noncompliance under this section shall be grounds, upon written notice to the tenant, for immediate termination of the lease. C. Notwithstanding other provisions of this section, if there is a noncompliance by the tenant with the rental agreement or with any of the provisions of Section 127 of this title, which noncompliance causes or threatens to cause imminent and irremediable harm to the premises or to any person and which noncompliance is not remedied by the tenant as promptly as conditions require after the tenant has notice of it, the landlord may terminate the rental agreement by immediately filing a forcible entry and detainer action. D. Any criminal activity that threatens the health, safety or right of peaceful enjoyment of the premises by other tenants committed by a tenant or by any member of the tenant's household or any guest or other person under the tenant's control or is a danger to the premises and any drug-related criminal activity on or near the premises by the tenant or by any member of the tenant's household or any guest or other person under the tenant's control shall be grounds for immediate termination of the lease.
Oklahoma law under 41 O.S. § 132 establishes a structured process for addressing tenant noncompliance with a rental agreement or statutory duties. When a violation can be fixed through repair, replacement, or cleaning, the landlord may give written notice and, if the tenant does not act within ten days (or immediately in an emergency), may enter and perform the work, billing the cost as additional rent. For more serious or material breaches, the landlord may issue a notice of termination giving the tenant at least fifteen days before the lease ends, with a ten-day window to cure; however, certain extreme violations—those causing imminent, irremediable harm or involving criminal or drug-related activity—can trigger immediate termination without a cure period.
Plain English — not legal advice.
Under 41 O.S. § 132, compliant operators generally document tenant violations in writing, serve notices in the manner required by Section 111(E), and clearly specify the breach and the timeframe for remedy. For remediable issues, landlords who choose to perform the corrective work themselves must do so in a workmanlike manner and submit itemized bills reflecting actual and reasonable costs, applied as rent on the next due date. Operators should be aware that choosing to remedy a breach under subsection A forfeits the right to terminate the lease for that same breach, and that repeated violations after a first cure may support immediate termination upon written notice.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Under 41 O.S. § 132, tenants have a right to receive written notice specifying any alleged breach before a landlord may either perform remedial work or pursue lease termination for most violations. For material breaches, tenants generally have ten days from receipt of a termination notice to cure the problem and prevent the lease from ending. Tenants who believe a notice was improperly served, that the alleged breach was not material, or that a cure was completed in time may wish to consult a tenant-rights organization or legal aid provider familiar with Oklahoma landlord-tenant law to understand the options available to them.
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.
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Rules and statutes that cite this regulation