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Oklahoma Landlord - Tenant Questions & Answers
1 Answer | Asked in Personal Injury, Civil Rights, Landlord - Tenant and Municipal Law for Oklahoma on
Q: What is an illegal eviction and what if it has resulted in someone's death??
James L. Arrasmith
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answered on Feb 25, 2024

An illegal eviction occurs when a landlord removes a tenant from a property without following the legal process required by state or local laws. This can include changing the locks, physically removing the tenant's belongings, shutting off utilities, or using threats to force the tenant out... View More

1 Answer | Asked in Employment Law and Landlord - Tenant for Oklahoma on
Q: I work for and rent a house from the same person. Can he garnish my check for rent without court proceedings?
T. Augustus Claus
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answered on Jan 10, 2024

In Oklahoma, it is generally not legal for an employer to garnish an employee's wages for unpaid rent without obtaining a court judgment. Garnishing wages typically requires a court order, and landlords must follow legal procedures to collect unpaid rent. If your employer, who is also your... View More

1 Answer | Asked in Landlord - Tenant and Civil Litigation for Oklahoma on
Q: My “roommate” brought in a cat without permission and it messed my furniture up and she never gave me a deposit

She is refusing to do so which is $300. Can I sue and if so how much would it cost me in the state of Oklahoma. My landlord said the money is in between me and her because everything is in my name.

T. Augustus Claus
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answered on Nov 29, 2023

Yes, you may be able to sue your roommate for the damage to your furniture and for the pet deposit that she never paid. In the state of Oklahoma, you have the right to sue someone for damages that they caused to your property, even if that person is your roommate.

Here are the steps you can...
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1 Answer | Asked in Civil Rights, Elder Law and Landlord - Tenant for Oklahoma on
Q: Can a homeowner request double application fees then deny because I have to many children?

I had an owner deny me for a rental after I paid for an application fee on 2 different platforms. Zillow then Hotpads. I received a call the day before move in that I had too many children for the 3 bedroom and refused to contact the landlord for verification on one of my evictions to clarity and... View More

James L. Arrasmith
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answered on Oct 23, 2023

In Oklahoma, as in many states, landlords are prohibited from discriminating against prospective tenants on the basis of familial status, which includes the presence of children, under both federal and state fair housing laws. Denying a rental application on the basis that you have "too many... View More

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: Does a writ of assistance in Osage Co include weeends?

Was served a writ of execution late Friday afternoon that states received the 18th of Oct with an arrow pointing to a hand written note reading "you have 48 working hours to vacate," then beside it they wrote posted 10/20/23 and the time. I can't find any info that's clear... View More

James L. Arrasmith
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answered on Oct 23, 2023

In Osage County, Oklahoma, as in most jurisdictions, the term "working hours" generally refers to the standard business hours during weekdays. If the notice says "48 working hours," it would typically exclude weekends. Given that the notice was posted on 10/20/23, which is a... View More

1 Answer | Asked in Civil Rights, Family Law and Landlord - Tenant for Oklahoma on
Q: Can my son throw me out of the house I've lived at fir 22 years with my mother if she left him the house after she passe
James L. Arrasmith
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answered on Oct 15, 2023

If your mother left the house to your son in her will or trust, he would become the legal owner upon the appropriate legal proceedings confirming the transfer. However, given that you've resided in the house for 22 years, you might have certain rights or claims. These could be based on... View More

1 Answer | Asked in Contracts and Landlord - Tenant for Oklahoma on
Q: I've been renting with this property for 15 yrs ,and cannot pay the rent increase if I renew lease.Is there any allowing

Lesser rent payment.The laundry is closed all weekends and at 5 daily during week.Steps are a death trap and maintencecreguest aren't met.I cannot afford to move because of my health and not working but have family willing to pay rent.but it's too high.Thdybknow I am under cardiologist... View More

John Michael Frick
John Michael Frick
answered on Aug 30, 2023

You and your landlord legally can negotiate whatever terms are mutually acceptable when renewing a lease. If you want lower rent, you can ask that your landlord renew your lease at a lower rent. If you want certain maintenance performed or amenities restored, you can legally include such terms in... View More

2 Answers | Asked in Landlord - Tenant for Oklahoma on
Q: Is there still some time to get my personal property after I've been evicted that I had to leave behind
T. Augustus Claus
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answered on Aug 23, 2023

In Oklahoma, after you've been evicted, you may still have the opportunity to retrieve your personal property that you left behind in the rental unit. The landlord is generally required to follow a legal process for storing and returning your belongings. They should provide you with a notice... View More

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2 Answers | Asked in Landlord - Tenant for Oklahoma on
Q: Is there still some time to get my personal property after I've been evicted that I had to leave behind
Charles Watts
Charles Watts
answered on Aug 23, 2023

It depends on the time frame of when you were evicted. "Generally," after 30 days the items can often be considered as abandoned and thus up to the landlord to do with them as they see fit. Furthermore, they can put them into storage and you would be responsible for the storage fees.... View More

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1 Answer | Asked in Personal Injury and Landlord - Tenant for Oklahoma on
Q: I was hurt at the Tiffany retro apartments from a leaking sink, what can I do

I broke two transverse processes in the fall

Tim Akpinar
Tim Akpinar
answered on Feb 13, 2024

An Oklahoma attorney could advise best, but your question remains open for three weeks. At this point, you could reach out to local attorneys to discuss in more detail. Most injury firms offer free initial consults. Good luck

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: What kind of compensation do you get from filing lawsuit for forgery with your landlord and possibly charging too much

Charging too much for rent.

John Michael Frick
John Michael Frick
answered on Sep 7, 2023

You can potentially recover the difference between the rent actually collected by the landlord and the amount of rent the parties agreed to in the lease.

1 Answer | Asked in Contracts and Landlord - Tenant for Oklahoma on
Q: I signed for an apartment as a tenant & guarantor/co-signer. Will 30 days notice terminate lease & all responsibility?

My info is listed on an apartment lease as tenant and my signature shows under guarantor/co-signer. I am not listed as an occupant and I have never lived in the apartment. The lease states that after the 12 month term it automatically renews and is now month to month. What is the procedure I need... View More

John Michael Frick
John Michael Frick
answered on Jul 5, 2023

You should have the tenant send a notice of termination of the lease to the landlord, and then sign a new lease without you as a guarantor or co-signer

1 Answer | Asked in Criminal Law, Real Estate Law and Landlord - Tenant for Oklahoma on
Q: My girlfriend owed $2,400 in rent plus court cost. Landlord offered her 500 to see naked. But he touched her. Paid $1000

She didn't welcome the touch. He then pushed her on the bed and tried to preform oral sex on her. She pushed him away. He then gave her a surprising $1000 instead of the $500. She was facing eviction that same day and it was dismissed. He again contacted her the next day telling her to come to... View More

John Michael Frick
John Michael Frick
answered on Apr 11, 2023

There is a fine line between “transactional sex” and prostitution. The landlord and your girlfriend may have crossed it.

I recommend that you ask your girlfriend move as soon as possible. If they did this once, they will likely do it again. You should not want her to go down that...
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1 Answer | Asked in Real Estate Law, Elder Law and Landlord - Tenant for Oklahoma on
Q: Can you claim ownership of a home you’ve been living in 17 years?

My grandmother has lived in her home since 2005-2006. There was never any written agreements for tenancy nor was the house sold to her. It was a verbal agreement between her and a friend that she was allowed to live there. Since, the owners have passed away and their daughter now owns the home.... View More

Charles Watts
Charles Watts
answered on Mar 28, 2023

Potentially has adverse possession claim, however if she was there with permission then that removes the adverse aspect. Contact a real estate attorney for your best advice.

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: Can my landlord give me a pay or quit if the the lease says rent is due 1st - 5th.

Can landlord say I'm late on feb rent when the month is not even over yet. rent is due 1st-5th

John Michael Frick
John Michael Frick
answered on Feb 5, 2023

If your rent is due on the 1st, and you do not pay rent on or before the 1st, you are late and your landlord can give you notice.

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: I want to know if guests get tenant rights after 30 days in Oklahoma. For example, in CA guests get tenant rights.
Evan Humphreys
Evan Humphreys
answered on Mar 16, 2022

Oklahoma law only protects a tenant, who is defined as "any person entitled under a rental agreement to occupy a dwelling unit." Presumably a guest is a temporary occupant and not entitled to live there under a rental agreement. The bottom line is that there is no minimum time that has to... View More

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: Can a landlord send an eviction notice to tenant by email
Evan Humphreys
Evan Humphreys
answered on Mar 16, 2022

While the notice to terminate a tenancy must be in writing, the law does not state a specific form for this written notice. These laws were created before email was invented and the term "writing" is not defined in them. However, it is possible that email notice is sufficient. The best... View More

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: I'm renting a residence that I've occupied for 2 to 3 years ,rents paid up to this month and my landlord passed away.

Wife sells and she has water meter pulled. Doesn't explain why ect. I have health issues and not behind on rent. But withholding this month rent. Verbal contract I had with her husband that passed on. And she was mailed my deposit in my name from the water company. The new landlord has made no... View More

Evan Humphreys
Evan Humphreys
answered on Mar 16, 2022

Unfortunately, you have a difficult situation with no immediately clear answer. To see if the verbal lease survived the landlord's death, you should contact an attorney in your area or your local low-income legal services provider. You can find such providers here: https://oklegalconnect.org/#/login

1 Answer | Asked in Land Use & Zoning and Landlord - Tenant for Oklahoma on
Q: Bought a house from heritage housing in Oklahoma City. Signed all the paperwork and put down $2500 about three month ago

Got notified today a week before delivery price had gone up $7000. Can they do that? After I’ve already signed and paid a deposit?

Charles Watts
Charles Watts
answered on Dec 20, 2021

You should contact an attorney who can review your contract and paperwork to determine if they have that ability or not.

1 Answer | Asked in Products Liability and Landlord - Tenant for Oklahoma on
Q: If a renter of a self storage is delinquent in payment within 60 days and someone pays it for them can the person paying

Fees and past due rent take possession of the unit(s)?

Peter N. Munsing
Peter N. Munsing
answered on Aug 4, 2021

Not without some type of agreement. They would be considered a "volunteer."

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