1. Premises
Landlord leases to Tenant and Tenant leases from Landlord the residential premises located at:
[[Full Property Address including Unit or Apartment Number if applicable, City, County, Oklahoma, ZIP Code]]
(the "Premises"), together with any furnishings, appliances, parking spaces, and storage areas listed in Exhibit A (Move-In Inventory and Condition Report).
The Premises shall be used solely as a private residence by Tenant and the permitted occupants listed in Section 8. No business, commercial, or unlawful use is permitted.
2. Term
The initial term of this Agreement begins on [[Lease Start Date]] and ends on [[Lease End Date]] (the "Initial Term"), unless sooner terminated or extended as provided herein.
Upon expiration of the Initial Term, if Tenant remains in possession with Landlord's written consent and no new written agreement is executed, the tenancy shall convert to a month-to-month tenancy on the same terms and conditions, subject to termination by either party upon proper written notice as required by Oklahoma law (Title 41 O.S.).
3. Rent
Tenant agrees to pay to Landlord as rent for the Premises the sum of $[[Monthly Rent Amount]] per month, payable in advance on the [[Rent Due Day, e.g. 1st]] day of each calendar month.
Rent shall be paid by [[Accepted Payment Methods, e.g. personal check, cashier's check, money order, electronic funds transfer, or other method designated by Landlord]] to Landlord at [[Rent Payment Address or Online Portal Details]] or such other place as Landlord may designate in writing.
If the Initial Term commences on a day other than the first of the month, the first month's rent shall be prorated on a daily basis for the partial month.
4. Late Charges and Returned Payments
Rent is due on the due date. If rent is not received by Landlord within [[Grace Period, e.g. five (5)]] days after the due date, Tenant shall pay a late charge of $[[Late Fee Amount or Percentage of Rent]].
Any late fee must be a reasonable estimate of the actual damages suffered by Landlord due to late payment and shall not be punitive.
A fee of $[[Returned Payment Fee Amount]] shall be charged for any check or electronic payment that is returned or dishonored for any reason. Tenant shall pay all bank fees and costs associated with collection of late or returned payments.
5. Security Deposit
Upon execution of this Agreement, Tenant shall pay to Landlord a security deposit in the amount of $[[Security Deposit Amount]].
Oklahoma law (41 O.S. § 115) imposes no statutory cap on the amount of the security deposit. The deposit must be held by Landlord in a federally insured escrow account located within the State of Oklahoma, separate from Landlord's personal funds. No interest is required unless the rental agreement provides otherwise.
The security deposit secures Tenant's faithful performance of all terms of this Agreement. Landlord may apply the deposit to remedy Tenant defaults in payment of rent, repair of damage to the Premises beyond ordinary wear and tear, and cleaning required to return the Premises to move-in condition.
Within forty-five (45) days after the termination of the tenancy, delivery of possession, and receipt of Tenant's written demand for return of the deposit, Landlord shall either return the full deposit or provide Tenant with an itemized written statement of any deductions together with payment of any balance.
Tenant must make written demand for the deposit within six (6) months after termination of the tenancy and delivery of possession; otherwise the deposit may revert to Landlord.
6. Utilities and Services
Tenant shall pay for [[Tenant-Paid Utilities, e.g. electricity, gas, water, sewer, trash, internet, cable]]; Landlord shall pay for [[Landlord-Paid Utilities, e.g. trash if included]].
Tenant shall place tenant-paid utilities in Tenant's name effective on the start date and shall not allow service to lapse. Landlord is not liable for any interruption of utilities or services not within Landlord's reasonable control.
7. Occupants and Guests
The Premises shall be occupied only by Tenant and: [[Permitted Additional Occupants or "None"]].
A guest staying more than [[Guest Stay Limit, e.g. fourteen (14)]] consecutive days or more than [[Total Guest Days per Year]] total days in any calendar year without Landlord's prior written consent may be treated as an unauthorized occupant and a breach of this Agreement.
8. Use, Conduct, and Quiet Enjoyment
Tenant shall use the Premises lawfully, shall not create a nuisance or disturb neighbors' quiet enjoyment, and shall not conduct any business that violates law, zoning, or the rental agreement. Tenant shall comply with all applicable laws and the Rules in Section 21.
9. Pets and Assistance Animals
Pet policy: [[Pet Policy, e.g. No pets without prior written consent; additional pet deposit or rent may apply]].
No animal is permitted without Landlord's prior written consent except an assistance animal that must be permitted by law (including the Fair Housing Act and Oklahoma law). Tenant is responsible for any damage, noise, or injury caused by an animal.
10. Smoking
Smoking policy: [[Smoking Policy, e.g. No smoking of any kind inside the Premises or within 25 feet of entrances]].
Tenant is responsible for any damage caused by smoking, including but not limited to odor remediation and surface restoration.
11. Parking and Vehicles
Only operable, registered vehicles may be parked in assigned spaces. Inoperable vehicles, unauthorized vehicles, or vehicles blocking access may be towed at the owner's expense after any notice required by law: [[Parking and Towing Rules, e.g. 24-hour notice for inoperable vehicles]].
12. Maintenance - Landlord
Landlord shall maintain the Premises in a habitable condition, comply with applicable building and housing codes, and keep the structural elements, roof, electrical, plumbing, heating/cooling, and Landlord-provided appliances in good and safe working order (implied warranty of habitability under Oklahoma law).
13. Maintenance - Tenant
Tenant shall keep the Premises clean, sanitary, and free of hazards; properly use all systems and appliances; replace HVAC filters, light bulbs, and smoke/CO-detector batteries as needed; keep plumbing clear; maintain any yard as agreed ([[Yard and Pest Responsibility]]); and promptly report needed repairs in writing. Tenant shall pay for repair of damage caused by Tenant's, occupants', or guests' misuse or neglect.
14. Repair Requests and Emergencies
Routine repair requests shall be made in writing to [[Repair Contact Name and Method, e.g. email to manager@... or portal]].
For emergencies threatening life or property, Tenant shall use [[Emergency Contact/Procedure, e.g. call 911 then notify Landlord at [[Emergency Phone]]]].
Landlord shall make required repairs within a reasonable time after notice.
15. Alterations, Fixtures, and Locks
Tenant shall not paint, alter, install fixtures or satellite equipment, or change or add locks without Landlord's prior written consent. Tenant-installed improvements become Landlord's property unless agreed otherwise in writing. Tenant shall not change locks without giving Landlord a key or access code.
16. Landlord's Right of Entry
Landlord may enter to inspect, make repairs or improvements, supply services, or show the Premises to prospective tenants, purchasers, lenders, or contractors, upon at least twenty-four (24) hours' written notice during reasonable hours, except in an emergency or where Tenant consents to shorter notice (41 O.S. § 41-128).
17. Renter's Insurance and Waiver of Subrogation
Tenant shall maintain renter's insurance with personal-liability coverage of at least $[[Renter's Insurance Minimum Liability, e.g. 100,000]] for the Term and provide proof on request.
Each party waives subrogation against the other to the extent of insurance proceeds. Landlord's insurance does not cover Tenant's personal property or liability.
18. Liability and Indemnity
Except to the extent caused by Landlord's negligence or violation of law, Tenant assumes responsibility for, and shall indemnify Landlord against, claims arising from Tenant's use of the Premises or the acts of Tenant's occupants and guests.
19. Assignment and Subletting
Tenant shall not assign this Agreement or sublet all or part of the Premises without Landlord's prior written consent.
20. Rules and Regulations; HOA/Condo
Tenant shall comply with Landlord's written Rules (Exhibit B) and any applicable homeowners' or condominium association rules: [[HOA or Condo Rules, if any, otherwise "None"]].
Landlord may adopt reasonable Rules on written notice to Tenant.
21. Damage or Destruction (Casualty)
If the Premises is damaged by fire or casualty not caused by Tenant and is rendered uninhabitable, Rent abates for the affected portion, and either party may terminate if the Premises cannot reasonably be repaired within [[Casualty Repair Period, e.g. sixty (60)]] days.
22. Condemnation and Eminent Domain
If all or a material part of the Premises is taken by eminent domain, this Agreement terminates as to the part taken as of the date possession is required, and Rent is adjusted accordingly. The condemnation award belongs to Landlord, except Tenant may pursue a separate claim for moving costs if allowed by law.
23. Default and Remedies
Tenant is in default if Tenant fails to pay Rent when due or breaches any other term and fails to cure within any period required by law.
On default for non-payment, Landlord may serve a five (5) day notice to pay rent or quit. For other breaches, appropriate notice under 41 O.S. shall be given.
Landlord may pursue all remedies available by law, including recovering possession, unpaid Rent, damages, and costs. Landlord shall not engage in self-help eviction (lockouts or utility shut-offs) except as permitted by law.
After termination, Tenant remains liable for Rent for the balance of the Term, subject to Landlord's duty to take reasonable steps to re-rent (mitigation).
24. Abandonment and Personal Property
If Tenant abandons the Premises, Landlord may retake possession and dispose of personal property left behind only as permitted by applicable Oklahoma law after any required notice.
25. Bankruptcy and Insolvency
Tenant's bankruptcy or insolvency does not give Tenant any right to retain possession contrary to this Agreement, to the extent permitted by law.
26. Holdover
If Tenant remains in possession after the Term without Landlord's written consent, Tenant is a holdover and shall pay holdover use and occupancy of $[[Holdover Daily Rate or Multiple of Rent]] per day (or as otherwise provided by law) and is liable for resulting damages. With Landlord's consent and no new agreement, the tenancy becomes month-to-month on the same terms.
27. Surrender and Move-Out
At the end of the tenancy Tenant shall remove all personal property, return all keys and access devices, leave the Premises clean and in the move-in condition (ordinary wear and tear excepted), and provide a written forwarding address for the deposit accounting.
28. Notices
Notices to Tenant may be delivered to the Premises or by email if consented; notices to Landlord shall be sent to [[Landlord Notice Address]] by certified mail, return receipt requested, or as otherwise permitted by law.
To terminate a month-to-month tenancy, the terminating party shall give written notice of at least thirty (30) days.
29. Subordination, Estoppel, and Attornment
This Agreement is subordinate to any present or future mortgage on the Premises. Tenant shall, within ten (10) days of request, sign a commercially reasonable estoppel certificate and attorn to any successor owner or lender.
30. Waiver and Non-Waiver
No delay or failure to enforce any term is a waiver. A waiver of one breach is not a waiver of any other or of the same breach on a later occasion.
31. Severability
If any provision is held invalid or unenforceable, the remaining provisions remain in full force and effect.
32. Time of Essence
Time is of the essence as to all obligations under this Agreement.
33. Entire Agreement, Amendments, and Electronic Signature
This Agreement, with the Addenda and Exhibits, is the entire agreement and supersedes prior negotiations. It may be modified only in a writing signed by both parties, may be executed in counterparts, and may be signed electronically in accordance with the Oklahoma Uniform Electronic Transactions Act.
34. Joint and Several Liability
Each person signing as Tenant is jointly and severally liable for all obligations under this Agreement.
35. Attorneys' Fees and Costs
In any action to enforce this Agreement, the prevailing party may recover reasonable attorneys' fees and costs as permitted by applicable Oklahoma law.
36. Governing Law and Venue
This Agreement is governed by the laws of the State of Oklahoma. Venue for any action lies in the county where the Premises is located.
37. Disclosures (Oklahoma and Federal)
- Lead-Based Paint. If the Premises was built before 1978, the federal lead-based paint disclosure and EPA pamphlet are provided as an addendum (42 U.S.C. § 4852d).
- Methamphetamine Contamination. Landlord discloses any known prior methamphetamine manufacture or contamination on the Premises: [[Known Meth Contamination Disclosure or "Landlord has no knowledge of prior meth manufacture or contamination"]].
- Flood Hazard. Flood-hazard status of the Premises (if known or required): [[Flood Hazard Status or "Landlord has no actual knowledge that the Premises is in a flood hazard area"]].
- Mold. Landlord is not aware of current water damage or mold growth that would materially affect health, unless disclosed: [[Mold Disclosure or "None known"]].
- Bedbugs and Pests. Information regarding bedbugs is provided upon request; Tenant shall promptly report any suspected infestation.
- Other Required Disclosures. Landlord has disclosed all known latent defects and any other disclosures required by Oklahoma law or local ordinance.
38. Addenda and Exhibits
The following are attached and incorporated by reference:
- Exhibit A: Move-In Inventory & Condition Checklist
- Exhibit B: Rules & Regulations
- Exhibit C: Lead-Based Paint Disclosure (if pre-1978)
- Exhibit D: Additional Addenda: [[List any additional riders, pet addenda, or "None"]]
39. Signatures
LANDLORD - [[Landlord Full Name or Entity]]
Signature: __________________________________________ Date: _________
Printed Name / Title: [[Landlord Signatory Name and Title]]
TENANT
Signature: __________________________________________ Date: _________
Printed Name: [[Tenant 1 Full Name]]
Signature: __________________________________________ Date: _________
Printed Name: [[Tenant 2 Full Name]]
GUARANTOR (if any) - [[Guarantor Full Name]]
The Guarantor personally guarantees Tenant's obligations under this Agreement.
Signature: __________________________________________ Date: _________
Printed Name: [[Guarantor Full Name]]
Template - not professional (legal/financial/medical) advice. This is a sample template. Oklahoma landlord-tenant relations are governed primarily by Title 41 of the Oklahoma Statutes (Oklahoma Residential Landlord and Tenant Act). Key provisions cited include 41 O.S. § 115 (security deposits - 45-day return after demand and possession; no statutory cap; escrow account requirement). Entry notice per 41 O.S. § 41-128. Pay-or-quit notice per 41 O.S. § 41-131 et seq. All parties must verify current requirements, required disclosures, and any local ordinances with a licensed Oklahoma attorney before execution. Laws and interpretations change; this document is not a substitute for professional legal advice. Statutory references current as of June 2026.
40. Additional Terms (Optional)
[[Insert any additional negotiated terms, riders, or special conditions here. If none, state "None."]]
41. Acknowledgment of Receipt of Keys and Documents
Tenant acknowledges receipt of:
- [[Number]] keys / access devices and remotes
- Move-in checklist (Exhibit A)
- Required disclosures and pamphlets
Tenant Initials: _______ Date: _______
[End of Oklahoma Residential Lease Agreement]
This document is formatted to meet professional standards with full Oklahoma-specific provisions, extensive numbered clauses, merge fields for all variables, and blank lines between numbered items as required.
