Oklahoma Statewide Rule

Oklahoma Habitability: Landlord Duties Under § 118; Repair-and-Deduct Under § 121

Some RestrictionsApplies statewide across Oklahoma (2026)

Okla. Stat. tit. 41 § 118 requires landlords to keep the dwelling fit and habitable—making needed repairs, maintaining electrical, plumbing, and heating systems, and supplying running water, hot water, and heat. Under § 121, a tenant may give written notice and, for repairs under $100, repair and deduct from rent after 14 days.

Key Facts

Landlord duty: Keep unit fit and habitable; maintain core systems (§ 118)
Essential services: Running water, hot water, and reasonable heat required
Cure period: 14 days after written notice (§ 121)
Repair-and-deduct: Allowed for repairs costing less than $100 (§ 121(B))
Statutes: Okla. Stat. tit. 41 §§ 118, 121

Last verified: 2026-06-27

Full Breakdown

Okla. Stat. tit. 41 § 118(A) requires the landlord to "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," maintain electrical, plumbing, sanitary, heating, ventilating, and air-conditioning facilities in good working order, and (outside single-family residences) supply running water, reasonable hot water, and reasonable heat. Under § 121(A), if a material noncompliance affecting health or safety is not remedied within 14 days, the tenant may terminate on at least 30 days' notice. Section 121(B) lets a tenant, after 14 days' written notice, repair a health-affecting defect costing less than $100 and deduct the cost; § 121(C) covers loss of essential services like heat or water.

Violations & Penalties

If a landlord fails to maintain habitable conditions, § 121 lets the tenant terminate after a 14-day cure period, repair and deduct costs under $100, or procure essential services and deduct their cost.

Frequently Asked Questions

What must an Oklahoma landlord repair?

Under Okla. Stat. tit. 41 § 118 the landlord must keep the unit fit and habitable, make all necessary repairs, maintain electrical, plumbing, heating, and air-conditioning systems in good working order, and supply running water, hot water, and reasonable heat (outside single-family or separately metered units).

Can an Oklahoma tenant repair and deduct from rent?

Yes, within limits. Under § 121(B), for a health-affecting defect costing less than $100, a tenant who gives 14 days' written notice and the landlord still fails to fix may have the work done and deduct the actual, reasonable cost from rent.

What if the landlord cuts off heat or water in Oklahoma?

Under § 121(C), if the landlord willfully or negligently fails to supply heat, running water, hot water, or other essential service, the tenant may give written notice and then terminate the lease or procure the service and deduct its cost from rent.

Sources

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