Free Oklahoma Rental Lease Agreement


Sample Oklahoma Rental Lease Agreement

RESIDENTIAL LEASE AGREEMENT

THIS RESIDENTIAL LEASE (the “Lease”) dated this ___ day of ____________________,20___.

BETWEEN:

_______________

(the “Landlord”)

– AND-

_______________

(the “Tenant”)

(individually the “Party” and collectively the “Parties”)

IN CONSIDERATION OF the Landlord leasing certain premises to the Tenant and other valuable consideration, the receipt and sufficiency of which consideration is hereby acknowledged, the Parties agree as follows:

    Leased Property

  1. The Landlord agrees to rent to the Tenant the house, municipally described as ______________________, ______________________, Oklahoma, ______________________ (the “Property”), for use as residential premises only.
  2. No guests of the Tenants may occupy the Property for longer than one week without the prior written consent of the Landlord.
  3. Term

  4. The term of the Lease is a periodic commencing at 12:00 noon on _____________of _____________, 20___ and continuing on a month-to-month basis until the Landlord or the Tenant terminates the tenancy.
  5. Rent

  6. Subject to the provisions of this Lease, the rent for the Property is $_____________ per week (the “Rent”).
  7. The Tenant will pay the Rent weekly, on or before ______________ of each and every week of the term of this Lease to the Landlord at ______________________, ______________________, State of Oklahoma, ______________________ or at such other place as the Landlord may later designate by Cash.
  8. Tenant Improvements

  9. The Tenant will obtain written permission from the Landlord before doing any of the following:

    1. applying adhesive materials, or inserting nails or hooks in walls or ceilings other than two small picture hooks per wall;
    2. painting, wallpapering, redecorating or in any way significantly altering the appearance of the Property;
    3. removing or adding walls, or performing any structural alterations;
    4. installing a waterbed(s);
    5. changing the amount of heat or power normally used on the Property as well as installing additional electrical wiring or heating units;
    6. placing or exposing or allowing to be placed or exposed anywhere inside or outside the Property any placard, notice or sign for advertising or any other purpose; or
    7. affixing to or erecting upon or near the Property any radio or TV antenna or tower.
  10. Insurance

  11. The Tenant is hereby advised and understands that the personal property of the Tenant is not insured by the Landlord for either damage or loss, and the Landlord assumes no liability for any such loss.
  12. Attorney Fees

  13. In the event that any action is filed in relation to this Lease, the unsuccessful Party in the action will pay to the successful Party, in addition to all the sums that either Party may be called on to pay, a reasonable sum for the successful Party’s attorney fees.

  14. Governing Law

  15. This Lease will be construed in accordance with and exclusively governed by the laws of the State of Oklahoma.

  16. Severability

  17. If there is a conflict between any provision of this Lease and the applicable legislation of the State of Oklahoma (the “Act”), the Act will prevail and such provisions of the Lease will be amended or deleted as necessary in order to comply with the Act. Further, any provisions that are required by the Act are incorporated into this Lease.

  18. The invalidity or unenforceability of any provisions of this Lease will not affect the validity or enforceability of any other provision of this Lease.  Such other provisions remain in full force and effect.

  19. Amendment of Lease

  20. This Lease may only be amended or modified by a written document executed by the Parties.

  21. Damage to Property

  22. If the Property should be damaged other than by the Tenant’s negligence or willful act or that of the Tenant’s employee, family, agent, or visitor and the Landlord decides not to rebuild or repair the Property, the Landlord may end this Lease by giving appropriate notice.

  23. Care and Use of Property

  24. The Tenant will promptly notify the Landlord of any damage, or of any situation that may significantly interfere with the normal use of the Property or to any furnishings supplied by the Landlord.

  25. The Tenant will not engage in any illegal trade or activity on or about the Property.

  26. The Parties will comply with standards of health, sanitation, fire, housing and safety as required by law.

  27. The Parties will use reasonable efforts to maintain the Property in such a condition as to prevent the accumulation of moisture and the growth of mold. The Tenant will promptly notify the Landlord in writing of any moisture accumulation that occurs or of any visible evidence of mold discovered by the Tenant. The Landlord will promptly respond to any such written notices from the Tenant.
  28. If the Tenant is absent from the Property and the Property is unoccupied for a period of 4 consecutive days or longer, the Tenant will arrange for regular inspection by a competent person. The Landlord will be notified in advance as to the name, address and phone number of the person doing the inspections.

  29. At the expiration of the term of this Lease, the Tenant will quit and surrender the Property in as good a state and condition as they were at the commencement of this Lease, reasonable use and wear and tear excepted.

  30. Rules and Regulations

  31. The Tenant will obey all rules and regulations of the Landlord regarding the Property.

  32. Address for Notice

  33. For any matter relating to this tenancy, the Tenant may be contacted at the Property or through the phone number below. After this tenancy has been terminated, the contact information of the Tenant is:

    1. Name: _______________
    2. Phone: ______________________
  34. For any matter relating to this tenancy, whether during or after this tenancy has been terminated, the Landlord’s address for notice is:

    1. Name: _______________
    2. Address: ______________________, ______________________, State of Oklahoma, ______________________

      The contact information for the Landlord is:

    3. Phone: ______________________
  35. General Provisions

  36. All monetary amounts stated or referred to in this Lease are based in the United States dollar.
  37. Any waiver by the Landlord of any failure by the Tenant to perform or observe the provisions of this Lease will not operate as a waiver of the Landlord’s rights under this Lease in respect of any subsequent defaults, breaches or non-performance and will not defeat or affect in any way the Landlord’s rights in respect of any subsequent default or breach.
  38. This Lease will extend to and be binding upon and inure to the benefit of the respective heirs, executors, administrators, successors and assigns, as the case may be, of each Party. All covenants are to be construed as conditions of this Lease.
  39. All sums payable by the Tenant to the Landlord pursuant to any provision of this Lease will be deemed to be additional rent and will be recovered by the Landlord as rental arrears.
  40. Where there is more than one Tenant executing this Lease, all Tenants are jointly and severally liable for each other’s acts, omissions and liabilities pursuant to this Lease.
  41. Locks may not be added or changed without the prior written agreement of both Parties, or unless the changes are made in compliance with the Act.
  42. The Tenant will be charged an additional amount of .00 for each N.S.F. check or checks returned by the Tenant’s financial institution.
  43. Headings are inserted for the convenience of the Parties only and are not to be considered when interpreting this Lease. Words in the singular mean and include the plural and vice versa. Words in the masculine mean and include the feminine and vice versa.
  44. This Lease may be executed in counterparts. Facsimile signatures are binding and are considered to be original signatures.
  45. This Lease constitutes the entire agreement between the Parties.
  46. During the last 30 days of this Lease, the Landlord or the Landlord’s agents will have the privilege of displaying the usual ‘For Sale’ or ‘For Rent’ or ‘Vacancy’ signs on the Property.
  47. Time is of the essence in this Lease.

IN WITNESS WHEREOF _______________ and _______________ have duly affixed their signatures on this ___ day of ____________________,20___.

_________________________________
Landlord: _______________

 

_________________________________
Tenant: _______________

The Tenant acknowledges receiving a duplicate copy of this Lease signed by the Tenant and the Landlord on the _____ day of ______________________, 20____.

_________________________________
Tenant: _______________

 

 

Lead-Based Paint Disclosure

Property: ______________________, ______________________, Oklahoma, ______________________
Landlord: _______________
Tenant: _______________

Landlord’s Disclosure

The Landlord CERTIFIES THAT:

  1. The Landlord has NO knowledge of any lead-based paint and/or lead-based paint hazards in or about the Property.
  2. The Landlord has NO records or reports relating to lead-based paint and/or lead-based paint hazards in or about the Property.
Date: ___ day of ____________________,20___

  Landlord: _______________

per: _________________________________

Tenant’s Disclosure

The Tenant ACKNOWLEDGES receipt of:

  1. the information contained in the above Landlord’s Disclosure including the above-mentioned reports and records; and
  2. the pamphlet Protect Your Family from Lead in Your Home (EPA-747-K-99-001) or an equivalent pamphlet that has been approved for use in the state by the Environmental Protection Agency.
Date: ___ day of ____________________,20___

  Tenant: _______________

per: _________________________________

The pamphlet Protect Your Family from Lead in Your Home can be ordered in hard copy or can be printed from the website http://www2.epa.gov/lead/protect-your-family-lead-your-home.

Asbestos Disclosure

Property: ______________________, ______________________, Oklahoma, ______________________
Landlord: _______________
Tenant: _______________

Landlord’s Disclosure

The Landlord CERTIFIES THAT:

  1. The Landlord has investigated and there is no asbestos in or about the Property.
  2. The Landlord has NO records or reports with respect to asbestos in or about the Property.
Date: ___ day of ____________________,20___

  Landlord: _______________

per: _________________________________

Tenant’s Disclosure

The Tenant ACKNOWLEDGES receipt of the information contained in the above Landlord’s Disclosure including any reports and records.

Date: ___ day of ____________________,20___

Tenant: _______________

per: _________________________________

Oklahoma Rental Lease Agreement

Rather than leave you speculating, we have laid out the details of the landlord-tenant laws that apply to the residential rental units in the state of Oklahoma. Reading these laws that spell out your rights and obligations will save you from a lot of trouble later.

  • The Official Rules and Regulations

    • Residential Landlord and Tenant Act – Okla. Stat. Ann. Tit. 41, § 101 to 136

    • Oklahoma Non-Residential/Residential Landlord and Tenant Acts

Security Deposit

No statute spells out the statutory security deposit maximum and interest is not required to be paid on the security deposit.

Setting up of separate security deposit bank accounts is essential. The landlords need to keep the security deposit in an escrow account maintained by the State of Oklahoma, an account with a federally insured institution.

No statutes lay down the rules pertaining pet deposits and non-refundable fees.

The deadline for returning the security deposit is 30 days from the move-out date or the date of termination of the lease.

  • But, the security deposit could be put into the following uses:

    • Payment of outstanding rent

    • And payment for damages caused by the tenant’s noncompliance with the rental agreement or the statutes.

An itemized list of damages and charges, along with a written description is required. The list needs to be delivered to the tenant in person or by mail but with a return receipt requested.

No statutes lay down the need for record keeping of deposit withholdings or the receipt of deposits.

Noncompliance: if the landlord uses the security deposit inappropriately, they could face a jail term of up to 6 months, or they could pay a fine twice the amount misappropriated from the security deposit escrow account.

Lease, Fees, and Rent

In the state of Oklahoma, the rent is due as agreed in the lease. The state has o statutes for rent increase notices through the details should be stipulated in the rental lease agreement.

Also, it has no statutes for the rent grace period, prepaid rent, or the late fees though the latter could be allowed under case law.

The state has no statute on returned check fees although fines and criminal penalties exist if you are guilty of check fraud.

The tenant can withhold rent if the landlord fails to provide essential services like water and heat but, only after giving the landlord a given notice of the breach of the statutory landlord duties then the tenant could procure the essential services and then deduct a reasonable cost from the rent.

The tenant can repair and deduct rent for repairs not exceeding $100 if the need for repair arises from conditions that affect health. However, the tenant should notify the landlord of the intended repair works, in writing, 14 days before taking the action

The landlord recovers the attorney fees

The landlord should make a reasonable attempt to mitigate any damages to the lessee, including an attempt to re-rent.

There is no statute for abandonment or early termination fees.

Notices and Entry

No notice of lease termination is required in fixed-end-date leases as they expire naturally

For monthly and weekly leases, 30 and 7-day written notices should be issued before termination of tenancies.

  • A landlord can terminate a tenancy with immediate effect if the tenant:

    • Contravenes the statutory duties

    • Causes or threatens to cause irreparable or imminent harm to the premises or its dwellers

    • Engages in drug-related criminal activity and if the activity threatens the safety, health and the peace of the premises.

No statute lays out the rules for what happens in case of date and time of move-out inspection.

The notice of termination for nonpayment could be immediate if the tenant fails to pay the outstanding rent within 5 days after the landlord issues a written notice.

The notice of lease termination for lease violations is a 15-day written notice, but the tenant has 10 days to remedy and to avoid termination.

A one-day notice is required before entry

Notice is required before entry for non-emergency repairs and maintenance works. The reasonable time for the notice is 24 hours.

Entry is allowed, with notice, for showings.

In the event of emergencies, entry without notice is not necessary

Entry during a tenant’s extended absence is only allowed if the tenant abandons or surrenders the premises.

No statutes lay the rules for pesticide-use notifications

No lockouts or utility shut-offs are allowed.

Disclosures and Miscellaneous Notes

In the state of Oklahoma, the rental lease agreement has a section for name and addresses, a copy of leases, domestic violence situations, landlord and tenant’ duties, Lead disclosures and retaliation. It also covers the tenant options in the event of a fire, disclosure of prior methamphetamine manufacture, the disclosure of flooding in the past 5 years, and denial or termination of tenancy to a blind person because of a guide dog.

  • Court Related Matters

    • The Oklahoma Small Claims Court has set its limits at $7500, and eviction cases are allowed

    • The statute of limitations gives 5 and 3 years’ limit to written and oral contracts.

    • You can access legal help from the Oklahoma Court System, the bar association, legal aid, or the court system.

Business License

It has no state-wide statutes, but local cities and counties could have requirements and regulations.

Having understood your rights and obligations, you could get our free online Oklahoma rental lease agreement form online today.

Sample

OK Rental Lease Agreement

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