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Oklahoma Landlord - Tenant Questions & Answers
1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: Tenants verbally agreed to move 2 months early. We signed an offer and acceptance to sale house. Now renter refuses.

We signed an offer and acceptance for sale of the house. Can we back out of the offer and acceptance and are there expenses we are obligated to cover?

Jessica Brown
Jessica Brown answered on Apr 5, 2021

More information is needed here.

Is there an underlying written lease with the tenant in place? If so, what are those terms regarding moveout and verbal modifications?

To get a renter out of the house, you have to file a Forcible Entry & Detainer with the court and evict them....
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1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: No lease and pay weekly. Note on my door today says evicted move tonight also electric off is this legal
Jessica Brown
Jessica Brown answered on Mar 25, 2021

There isn't enough information here to answer your question. The Oklahoma Bar Association's website has some free legal resources for tenants that can be found here: https://www.okbar.org/freelegalinfo/tenant/

I wish you the best.

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: Snow storm I missed court I called was told call back Monday not knowing judge went on with case landlord kicked door

Less 24 hours without any notice or time landlord stole anything of value then destroyed the rest with paint and chemicals when I asked why he would do that he said cause you owe me rent can he do this I have picture to show he destroyed everything he didn't take

Jessica Brown
Jessica Brown answered on Mar 22, 2021

It would be good for you to contact an attorney here. Your landlord is not allowed to destroy your property.

If a tenant leaves property behind, the landlord has a couple of options. If the property has little or no value, the landlord may throw it away.

If the property does have...
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1 Answer | Asked in Landlord - Tenant and Real Estate Law for Oklahoma on
Q: Can I rent out a house I own without a real estate license in oklahoma?
Charles Watts
Charles Watts answered on Feb 8, 2021

Yes - as the owner of the property you can sell or rent out the house without a license. I would recommend that you contact an attorney to assist you in drafting your rental agreements as there are specific items that you will want to include, and some items you may want to specifically exclude in... Read more »

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: Can I be kicked out of the house where I have lived for two years if that address is on my DL
Charles Watts
Charles Watts answered on Feb 2, 2021

I noticed that this posted from Wichita, KS - however posted in the Oklahoma area. If this is in fact an Oklahoma issue, then yes you can be 'evicted' from your home. However, this is a formal process that has to go through proper channels.

1 Answer | Asked in Estate Planning, Real Estate Law, Landlord - Tenant and Probate for Oklahoma on
Q: I was just curious as to if a journal can be classified as a "holographic" will?

The deceased journal consists of the owners name and has dates. Then also the journal is about their everyday life and ideas.

Nina Whitehurst
Nina Whitehurst answered on Jan 10, 2021

It is not likely, but it is theoretically possible. Take the journal to a probate attorney to be reviewed.

1 Answer | Asked in Real Estate Law and Landlord - Tenant for Oklahoma on
Q: I am buying a home in Oklahoma, if the tenant renting from the seller doesn’t move out can we evict quickly?

I’m buying a home for cash the seller informed me their friend living there is giving them trouble about moving out, if the sale finishes and the closing date comes, how do I get the tenant out? They have no formal lease

James Tack Jr
James Tack Jr answered on Oct 24, 2020

This should be a problem for the seller. When he sells it to you he is giving you possession. Don't close until the tenant is out.

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: How do I enforce a judgement if the person it's against won't pay?

I won a small judgement against my previous landlord and as soon as we walked out of the courtroom the landlord told me the judge was wrong and she wasn't going to pay. Can I place a lean against her?

James Tack Jr
James Tack Jr answered on Oct 24, 2020

One who has a small claims judgment has the same post-judgment remedies as any other judgment creditor. You may execute on on the debtor’s property, you may have a garnishment is­sued against the defendant’s assets or wages, you may have an asset hearing. You could also file a lien against... Read more »

1 Answer | Asked in Criminal Law, Federal Crimes, Landlord - Tenant and Small Claims for Oklahoma on
Q: What can I do about a previous landlord opening my mail?

He refused to give me my mail so I had a cop go to his house to get it for me. My mail had been opened and he lied and told the cop his teenage son opened it. I have texts from his son stating he didn’t open it and he wasn’t even aware that I had gotten mail there

Brian Boeheim
Brian Boeheim answered on Jun 17, 2020

Taking and opening someone else mail is a Federal Offense. Call the United States Postal Service and ask to speak with an investigator on an issue of mail tampering.

1 Answer | Asked in Employment Law and Landlord - Tenant for Oklahoma on
Q: I resigned from my job, the same day my employer called my landlord???

The same day I gave notice that I was resigning from my position my ex-boss called my landlord to complain. He sent me a text shortly after threatening to evict if I fall behind on rent since I had, "left the job for no reason." I left to accept a job with higher pay. I didn't reply... Read more »

Richard Winblad
Richard Winblad answered on Jan 15, 2020

Very annoying but you probably don't have a viable claim.

Restatement (Second) of Torts, § 766:

One who intentionally and improperly interferes with the performance of a contract . . . between another and a third person by inducing or otherwise causing the third person not...
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1 Answer | Asked in Civil Litigation, Criminal Law and Landlord - Tenant for Oklahoma on
Q: Is it illegal to enter a public storage unit that has no lock on it and the overhead door is already open halfway?

The storage facility does not have a lock on it and the gate I open 24/7 the unit has a big overhead door and it was halfway open. The lock was not on the door or present. Would it be against the law for someone to enter it and take items,?

Brian Boeheim
Brian Boeheim answered on Jan 4, 2020

The simple answer is yes. It would be Burglary in the 2nd degree in Oklahoma. Even if they wanted to generous it would be breaking and entering and larceny.

http://www.oscn.net/applications/oscn/DeliverDocument.asp?CiteID=69879

Title 21 O.S. 1435

1 Answer | Asked in Contracts, Construction Law and Landlord - Tenant for Oklahoma on
Q: living in this rental home since march of 2019. In May of that year the heat/air entire unit went out. what can I do?

I have been with no air all summer, do have window units but its now winter and I have 2 dogs that stays inside. there is no heat provided at all. The air ducts and installation is still not installed and its been like that since May 2019. At time of the lease signing everything was working.

Doak Willis
Doak Willis answered on Nov 4, 2019

You must contact the landlord in writing notifying him/her of the problem.Title 41 section 121 of the Oklahoma statutes can be read by you but says the following. C. Except as otherwise provided in this act, if, contrary to the rental agreement or Section 18 of this act, the landlord willfully or... Read more »

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: I was deeded a house after tentants deceased and son lived with, no contracts how do I evict son

House deeded to me after tentants deceased and their son was living with them with no contract or rental agreements made. I have asked the son to leave several times and he won't. All utilities shut off and he is planning on moving another tentant into home! I am new to all of this and just... Read more »

John S. Stratton
John S. Stratton answered on Oct 4, 2019

The eviction process is called forcible entry and detainer. Some landlords handle the process themselves, but I recommend that you hire an attorney.

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: If there is central air in my apartment and it goes out does the landlord have to fix it

They also told me I could not put window units in,

Benjamin Oxford
Benjamin Oxford answered on Jul 31, 2019

Probably yes, but it depends on your lease. The landlord has to keep the apartment in a habitable condition, and not having air conditioning probably renders the apartment uninhabitable in the summertime in Oklahoma. That does not necessarily mean you can break your lease, but the landlord is... Read more »

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: In oklahoma can landlord change locks keeping items of tenant only after tenant said was gonna move out only 5 days ago

I am only on month to month and pay rent every 2 weeks only owe for 2 weeks rent and went to get rest my belongings and he has changed lock and my belonging s are still inside. Havecbeen given no written notice or anything he just up and basically stole my things

Doak Willis
Doak Willis answered on Jul 23, 2019

You are capable of getting your personal property back. You must file a small claims action in replevin against the landlord if they won't allow you to get your property.

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: We let someone stay with us that said they only needed to stay for 3 -4 weeks until her apartment was ready

She has been here two weeks longer and we asked her to leave. She refuses. We have given her a deadline several times but she keeps asking for "two more days" We finally said no yet she refuses saying only one more day....then only two more days. She has a key to our house and even... Read more »

Doak Willis
Doak Willis answered on Jul 12, 2019

Change the locks and when she leaves for the day, don't let her back in. Otherwise, other than physically throwing her out which is not proper, you would have to file a small claims action against her to have her removed lawfully.

1 Answer | Asked in Real Estate Law and Landlord - Tenant for Oklahoma on
Q: can i sue my roommates for their share of the last month of utilities?

my daughter moved out a month early (agreed upon with landlord). she had a verbal agreement with roommates to share utilities. the former roommates were notified of their share of the utilities for the last month they all lived together but are not responding. can my daughter sue in small claims... Read more »

Doak Willis
Doak Willis answered on Jul 12, 2019

Yes. The best evidence of that oral agreement would be where they each shared the utilities the previous months that they lived together.If she can prove those utility payments were shared jointly then her testimony of an oral agreement would have more persuasive affect before the Court in case her... Read more »

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: What are the steps, in Oklahoma, to evicting a tenant for failure to pay rent?

Oklahoma statute 41-131 makes it sound like 5 days after giving written notice of demand of payment, the lease is terminated and the tenant must leave. That sounds too simple.

Doak Willis
Doak Willis answered on Jun 18, 2019

You can file an action called an entry and detainer immediately after the tenant breaches the rental agreement for failing to pay the rent on the due date. You do not have to give written notice if the tenant is delinquent on their rent.

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: Is tenant entitled to see receipts for damages charged to keep security deposit?

I think my former landlord is overcharging me in an effort to keep all my deposit. Am I entitled to see receipts for the damages she claims i made?

Doak Willis
Doak Willis answered on Jun 9, 2019

Yes. Send a letter to the landlord requesting a copy of the receipts.

1 Answer | Asked in Landlord - Tenant for Oklahoma on
Q: Can a landlord give me a write up or evict me for defending myself against an attack by another tenant?

I live in a Section 8 apartment complex and my landlord gave me a lease violation for my downstairs neighbor attacking myself and my service animal. She tried to smash her head with an ashtray and physically assaulted me then sprayed me and my dog in the face with ammonia. I was almost to the top... Read more »

Doak Willis
Doak Willis answered on May 18, 2019

The answer is that you can be written up for just about any reason but the main issue is does the reason for the write up violate any provisions of Section 8 or not. Being the victim of a crime is not a legal reason for being evicted.

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