How much notice must a landlord give before repairs?

Landlords must provide at least 1 day's notice before entering your unit for non-emergency repairs unless there is an urgent hazard.

Can I withhold rent if repairs aren't made?

Oklahoma law does not allow tenants to fully withhold rent for repairs, but you may use the "repair and deduct" method for minor issues with proper written notice.

What if repairs make my apartment unsafe to live in?

If conditions are unlivable and not fixed in time after notice, you may have the right to end your lease without penalty or reduce your rent.

Where can I file a complaint if repairs are ignored?

You may file a complaint or lawsuit in district or small claims court through your local county. See the Oklahoma State Courts Network Forms Page for guidance.

Are there limits to "repair and deduct"?

Yes. Only minor repairs (up to $100 or half of your monthly rent) qualify, and you must first give the landlord a chance to fix the issue.

Oklahoma Tenant Rights During Building Repairs

Renter Rights & Legal Protections Oklahoma published: June 21, 2025

Building repairs are a common part of renting, but knowing your rights as a tenant during this process is crucial. In Oklahoma, specific laws protect renters while major maintenance, safety improvements, or emergency repairs are completed. This guide explains what you can expect, the official forms you might use, and how to take action if your rights are affected.

Your Right to a Safe, Habitable Home

Under Oklahoma law, landlords must keep rental units in a livable condition—known legally as the “implied warranty of habitability.” This means your home must be safe, sanitary, and reasonably free of defects.

Essential repairs include plumbing, heating, water, electricity, and structural safety.
Landlords must address safety hazards, leaks, pests, or major damage “within a reasonable time” after written notice from a tenant.
If repairs disrupt your daily life or access, extra protections may apply.

Landlord’s Duties During Repairs

According to the Oklahoma Residential Landlord and Tenant Act, your landlord must:

Give reasonable advance notice (usually 1 day's notice) before entering for non-emergency repairs
Make repairs promptly after receiving your written notice
Minimize disruption to your privacy and daily routine
Maintain essential services, like heat and water, even during repairs

Temporary Relocation and Rent Reductions

If the repairs are so disruptive that you cannot safely remain in your unit, you may qualify for a temporary rent reduction or even a temporary move.

If only part of your unit is unusable, you may request a proportional rent reduction in writing.
For full-unit repairs making your home uninhabitable, you might qualify to terminate the lease without penalty if the problem is not fixed promptly.

If repairs make your home unsafe or unlivable, notify your landlord in writing and keep copies for your records. If they don’t act, you may have further legal options.

Official Forms for Repair Issues

Notice to Landlord to Remedy (Written Notice)
There is no specific state-issued form, but you must submit a written request to your landlord detailing the repair needed, the date, and allow a reasonable period (usually 14 days) for them to fix.

Example: If your heater stops working in winter, send a written “Notice to Remedy” to your landlord. If they do not make repairs within 14 days, or sooner if urgent, you may be able to reduce rent or end your lease.
More about this process is available on the Oklahoma Residential Landlord and Tenant Act (Section 118).
Repair and Deduct Notice
Oklahoma law allows you to pay for “minor repairs” (up to $100 or half the monthly rent, whichever is greater) and deduct the amount from your next rent. You must give the landlord written notice and opportunity to fix first.
Details are in Section 118 of the Oklahoma Residential Landlord and Tenant Act.

Example: If your landlord does not repair a leaky faucet after written notice, you can pay for the fix and deduct the cost if it is below the legal limit.
Complaint to Oklahoma Residential Landlord and Tenant Act Complaint Department
If your landlord will not address major repairs, you may submit a complaint through your local district court. There is no statewide online form, but guidance is offered from the Oklahoma State Courts Network.

Oklahoma Tribunal for Tenancy Disputes

Tenancy disputes, including repair-related claims, are handled by the Oklahoma State Courts Network in the local District or Small Claims Court. They interpret and enforce the Oklahoma Residential Landlord and Tenant Act.¹

If Your Landlord Fails to Make Repairs: Action Steps

Send a written notice to your landlord describing the repair needed and asking for action within 14 days (keep a copy).
If no repair is made, you may:
- Arrange for the repair (if $100 or less or half of your rent) and deduct the cost from your next payment, after giving proper notice.
- File a complaint or request relief in your local district court or small claims court for serious or ongoing issues.

Review the Oklahoma Residential Landlord and Tenant Act for legal timelines and details.¹

FAQ: Tenant Protections During Repairs in Oklahoma

How much notice must a landlord give before repairs?
Landlords must provide at least 1 day's notice before entering your unit for non-emergency repairs unless there is an urgent hazard.
Can I withhold rent if repairs aren't made?
Oklahoma law does not allow tenants to fully withhold rent for repairs, but you may use the "repair and deduct" method for minor issues with proper written notice. Always follow legal procedures.
What if repairs make my apartment unsafe to live in?
If conditions are unlivable and not fixed in time after notice, you may have the right to end your lease without penalty or reduce your rent.
Where can I file a complaint if repairs are ignored?
File a complaint or lawsuit in district or small claims court through your local county. See the Oklahoma State Courts Network Forms Page for guidance.
Are there limits to "repair and deduct"?
Yes. Only minor repairs (up to $100 or half your monthly rent) qualify, and you must first give the landlord a chance to fix the issue.

Conclusion: Key Takeaways

Oklahoma law protects tenants’ rights to safe, habitable housing during repairs.
Always give your landlord written notice for repairs and keep copies for your records.
For unresolved issues, small repairs can be made and deducted, and serious cases may go to local court.

Understanding your rights helps you stay informed and proactive if building repairs affect your home.

Need Help? Resources for Renters

Oklahoma Residential Landlord and Tenant Act – full text of tenant and landlord laws
Oklahoma State Courts Network – find your local district or small claims court
Oklahoma Department of Consumer Credit: Landlords & Tenants – complaint information and basic tenant help
Legal Aid Services of Oklahoma – free or low-cost legal guidance for renters

Oklahoma Residential Landlord and Tenant Act, Sections 108, 111, 118.