Landlord Won't Make Repairs in Oklahoma: What Can I Do?
Oklahoma law sets rules for what your landlord must repair and keep working. This page explains those rules and the steps you can take, in order, if your landlord does not fix a problem with your home.
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Oklahoma law says your landlord must make all repairs needed to keep your home fit to live in. Your landlord must do this the whole time you live there, not only when you move in.
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Your landlord must keep the pipes, wires, heat, and air conditioning in good and safe working order. Your landlord must also keep the elevator working and safe if your building has one.
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Your landlord must supply running water, reasonable hot water, and reasonable heat. This rule does not apply to single-family homes, or if your gas, electric, or water company bills you directly.
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Sometimes you notice a problem with your home that your landlord may not know about yet. If that happens, you must tell your landlord as soon as you can.
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If a problem seriously affects your health or safety, you can send your landlord a written notice describing the problem. If your landlord does not fix it within 14 days, your lease ends on the date you stated in your notice. That date must be at least 30 days after your landlord got the notice. If a court later disagrees, you can owe the rent and face eviction. Get legal help first.
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If a problem seriously affects your health and costs one month's rent or less to fix, you can send your landlord a written notice. Tell your landlord you plan to fix it yourself if nothing happens within 14 days. If your landlord still does not fix it, you can pay for the repair yourself. Give your landlord a written bill that lists each cost, and take that amount off your rent, up to one month's rent. If a court later disagrees, you can owe the rent and face eviction. Get legal help first.
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If your landlord fails on purpose or through carelessness to supply heat, water, hot water, electric, or gas, you can send a written notice. After that notice, you can end your lease right away. Or you can move to another home and stop paying rent for as long as the problem lasts. If a court later disagrees, you can owe the rent and face eviction. Get legal help first.
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Your landlord may fail, on purpose or through carelessness, to supply heat, water, hot water, electric, or gas. You can then send written notice. After that, you can pay for the service yourself and take the cost off your rent. You can also ask a court for money based on how much less your home is worth without that service. You get this money only if you win your case and your landlord pays. If a court later disagrees, you can owe the rent and face eviction. Get legal help first.
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If a problem makes your home unsafe to live in, or puts you in immediate danger, you can end your lease. You can use this option only if your landlord does not fix the problem as fast as it needs. You must send your landlord a written notice that explains the problem. If a court later disagrees, you can owe the rent and face eviction. Get legal help first.
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Oklahoma repair rights, like ending your lease or taking repair costs off your rent, only start after you send your landlord written notice. They also do not apply if you, a family member, or your pet caused the problem on purpose or through carelessness.
✓ Sources checked October 1, 2026
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A city or county inspector can check serious problems in your home, like no heat or unsafe wiring. If the inspector decides your home is not safe to live in, the city can order everyone to leave right away. This can happen even if you have nowhere else to go yet.
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