Oklahoma Landlord Responsibility Statement

Effective Date: November 1, 2025
Jurisdiction: State of Oklahoma
Applies To: All landlords, property managers, agents and listing entities using Tentunit to list residential rental properties (including student-housing, young-professional and conventional rentals) in Oklahoma.

1. Purpose

This Statement outlines the operational, legal and ethical obligations that landlords must meet when listing properties via Tentunit in Oklahoma. Use of the Tentunit platform constitutes the landlord’s acceptance of this Statement, Tentunit’s Terms of Service and Payment Terms, the Fair Housing & Equal Access Policy, and all applicable federal, state and local laws. This document is not legal advice; landlords should consult qualified counsel for full compliance.

2. Listing Accuracy, Transparency & Advertising Standards

Landlords must ensure that all listings are truthful, current, and fully reflective of the actual unit and the terms offered.

Required Disclosures

Each listing must clearly disclose:

Monthly rent amount, lease term (start/end or renewal/notice period) and earliest availability date.
All one-time and recurring fees: application/processing fee, move-in/administrative fees, pet deposits/fees, parking/amenity fees, utility allocation/re-billing charges.
Security deposit amount (or any fee in lieu of traditional deposit) and the conditions under which it may be withheld, including the timeframe for return.
Utility responsibilities: clearly state which utilities the tenant pays, which landlord pays; if sub-metering or cost allocation is used, disclose method.
Unit condition and amenities: Photographs and description must represent the actual unit being offered, not a model unit unless clearly disclosed.
Screening criteria: income threshold, credit/rental history check, guarantor/co-signer policy, student eligibility or shared-housing terms if applicable.
Availability: The unit must genuinely be available for lease. If status changes (leased, held, unavailable), the listing must be promptly updated or removed.

Prohibited Practices

Advertising units that are not genuinely available for lease without timely updating of availability status.
Misrepresenting key facts: number of bedrooms/bathrooms, square footage, finishes/condition, view/amenities, location.
Using “starting at” or “from” pricing without clear disclosure of eligibility, timing and unit availability.
Omitting material fees or using hidden cost structures so that a reasonable renter is misled about total cost.
“Bait-and-switch” tactics: advertising one unit/terms and offering materially different ones without full disclosure and transparency.

Legal/Regulatory Context

Under Oklahoma law, the landlord-tenant relationship is governed by Title 41, Landlord and Tenant (for example, OK Stat §41-115 on security deposits) which sets key obligations for deposit handling. Listings and advertising must also conform to federal truth-in-advertising and fair housing obligations.

3. Fair Housing & Equal Access

Landlords must comply with:

The federal Fair Housing Act (42 U.S.C. § 3601 et seq.).
Any applicable Oklahoma human rights or anti-discrimination statutes and local ordinances.
Landlords must:
Use neutral, consistently enforced screening criteria for all applicants, regardless of protected class (race, color, religion, sex, national origin, disability, familial status).
Provide reasonable accommodations or modifications for persons with disabilities when required by law.
Avoid discriminatory or exclusionary language or practices in advertising, communications, screening or leasing decisions.
Maintain documentation of screening criteria, decisions, and any accommodation or modification requests.

4. Communication Standards & Platform Responsiveness

To support Tentunit’s student/young-professional rental focus and maintain platform integrity, landlords must maintain timely and documented communication:

Acknowledge listing inquiries, application submissions, maintenance/repair requests via Tentunit (or another documented channel) within 24 hours, and provide a substantive status update within 48 hours.
Keep applicants informed of their status (approved, denied, wait-list) and keep tenants informed of scheduled entries, inspections, maintenance, or changes in lease/house-rules.
Ensure listing data remains current if rent, fees, availability, amenities or policies change, update listing promptly.
Communicate professionally, respectfully and non-discriminatory. Repeated failures to respond, abusive conduct or discriminatory communication may result in listing removal or account suspension by Tentunit.

5. Lease Execution, Legal Compliance & Contract Terms

Leases executed via Tentunit (or through listings on Tentunit) for Oklahoma properties must comply with state law and reflect best-practice standards.

Required Lease Elements & Obligations

While Oklahoma law does not mandate that all residential leases be in writing, for platform integrity a written agreement is strongly recommended.
Lease must include full legal name and address of the landlord/agent for notices and service of process.
The lease must clearly specify: rent amount, due date; lease term (fixed or periodic); renewal/termination mechanics; security deposit amount and conditions for withholding; all recurring or one-time fees; utility responsibilities; screening criteria; for student/young-professional housing if applicable: roommate/shared-housing rules, sub-letting policy, early termination options.
Include required disclosures: e.g., federal Lead-Based Paint hazard notice for units built before 1978; any Oklahoma or local required disclosures.
The lease must not contain terms that waive statutory tenant rights or permit unlawful “self-help” eviction methods such as lock-out or utility shut-off. Oklahoma law does not permit such practices.
Termination/notice provisions should align with statutes and best practice (for example, ensuring tenant receives proper written notice and lease contains clear termination policy).

6. Habitability, Maintenance & Repair Obligations

Landlords must deliver and maintain rental premises in a safe, habitable, clean and code-compliant condition in accordance with Oklahoma law and best practice.
Key obligations include:

Maintain structural components: roof, walls, floors, windows/doors, stairways/porches/handrails must be safe, secure and in good repair.
Provide and maintain functioning utilities/systems if landlord is obligated under lease or applicable code: plumbing, electrical, sanitation, locks, egress safety.
Respond within a reasonable timeframe to conditions substantially affecting health or safety. If the landlord fails to remedy after written notice, tenant may have rights (state statute provides for certain remedies).
Maintain documentation: repair/maintenance requests, vendor or work-order references, completion dates, tenant notifications, before/after photographic evidence.
Landlord must not retaliate against the tenant for exercising rights (such as requesting repairs, complaining, deposit claim). Retaliation is prohibited.

7. Entry, Inspections & Tenant Privacy

Landlords must respect tenants’ right to quiet enjoyment of the premises and provide lawful access/entry.

While Oklahoma statute does not set a specific fixed statewide notice period for non-emergency entry, industry best practice (and recommended for Tentunit compliance) is to provide at least 24 hours’ written notice for non-emergency entry and to limit entries to reasonable hours (e.g., 8 a.m.–8 p.m.).
Entry should be for legitimate purposes: inspections, repairs, showing the unit to prospective tenants/purchasers, agreed improvements, or as provided in lease.
Landlord should document: notice given (date/time), actual entry (date/time), purpose, who was present, condition observed, photographic evidence when applicable.
At move-out, a walkthrough inspection with the tenant (or; if tenant declines, documented inspection) and condition checklist with timestamped photos is strongly recommended to support deposit handling and dispute avoidance.

8. Security Deposit Handling & Administration

Oklahoma law specific to security deposits is found in OK Stat § 41-115 and related statutes.

Key Rules

Landlord must place any required damage or security deposit in an escrow account maintained in Oklahoma within a federally-insured financial institution. Misappropriation is unlawful, punishable by fine or jail.
If the landlord proposes to retain any of the deposit after tenancy, they must provide a written, itemized statement of the deductions by certified mail (or approved delivery) to tenant’s last known address within 45 days after termination of tenancy, delivery of possession and written demand by tenant.
If the tenant does not make a written demand for the deposit within six (6) months after termination of the tenancy, the deposit may revert to the landlord and the tenant’s right to claim it terminates.
There is no statutory cap on the amount a landlord may charge for a security deposit, though many landlords cap at 1-2 months of rent in practice.
Permissible deductions: unpaid rent, damages beyond normal wear and tear, cleaning/repair costs if properly documented and disclosed. Normal wear and tear cannot be charged.

Tentunit Requirements for Landlords

Use a signed move-in condition checklist, with date-stamped photographs and tenant acknowledgment at start of tenancy.
In the listing and lease, clearly disclose: security deposit amount, conditions for deduction, timeframe for return, escrow account location/holding institution, tenant forwarding address requirement.
Maintain ledger/documentation: deposit collected date/amount; account/institution name & address; forwarding address documentation; itemized deduction statement; refund date and proof of mailing/delivery.
Ensure deposit is processed and returned in compliance: if deductions apply, itemized statement + remainder must be sent within 45 days of written demand or deposit risk reversion.
Avoid labeling deposit as “non-refundable” unless lawful and clearly disclosed; ensure transparency in listing and lease.
On property ownership/management transfer during tenancy: ensure deposit is either returned or transferred, with tenant notification of successor, and all rights/responsibilities continued.

9. Student-Housing & Young-Professional Specific Standards

Given Tentunit’s focus on student and young-professional rentals, landlords must observe additional elevated standards:

In listing clearly disclose: proximity to campus/university, parking/public-transport policy/costs, sub-letting policy/early-termination or release rights, roommate/shared-housing rules if applicable, renewal/non-renewal process.
Provide digital onboarding materials tailored for younger renters: move-in guide, roommate/house-share guidelines (if applicable), utility-setup instructions, local transport/campus orientation, emergency contact info.
Avoid exploitative practices targeted at students/young professionals (excessive non-refundable fees, ambiguous early termination clauses, forced guarantor/co-signer without alternatives).
Maintain mobile/app-friendly communication channels with quick responses, clear roommate/house-rule expectations.
House-rules (shared spaces cleaning schedules, guest/party policy, roommate obligations) must align with statutory tenant rights and lease provisions; must be clearly disclosed and enforced consistently and fairly.

10. Documentation, Audit, Compliance & Platform Enforcement

Landlords must maintain institutional-level documentation and transparency; Tentunit retains strong enforcement rights.

Record-Keeping Requirements

Landlords must maintain, for each unit/tenancy:

Listing metadata: upload date, photo version history, fee schedule or fee change history, availability updates.
Screening/application logs: inquiry date/time, screening criteria applied, applications received, approvals/denials, communications.
Executed lease file: signed lease (digital or paper), any amendments/renewals, disclosures, guarantor/co-signer documentation if applicable.
Maintenance/repair logs: tenant request date/time, vendor/work-order number, completion date/time, tenant notifications, before/after photographic evidence.
Entry/inspection logs: notice sent date/time, actual entry date/time, purpose of entry, persons present, condition observed, photographs when applicable.
Security deposit records: deposit amount & date collected; escrow account/institution name & address; forwarding address documentation; itemized deduction statements (if any); refund date and proof of delivery/mailing.
Communication logs: messages via Tentunit portal or documented alternate channel: listing inquiries, application status updates, maintenance scheduling, entries/inspection notices, lease renewal/termination communications.

Enforcement Rights of Tentunit

Tentunit may:

Audit landlord compliance (listings, lease documentation, maintenance/entry/deposit logs) at any time without prior notice.
Suspend or remove listings for material or repeated non-compliance with this Statement, Tentunit policies or Oklahoma/federal law.
Freeze or withhold landlord payouts tied to units flagged for unresolved compliance issues (e.g., deposit disputes, habitability complaints).
Terminate landlord’s platform account permanently for serious or repeated violations.
Report non-compliance or unlawful conduct to appropriate regulatory agencies (for example, Oklahoma Bar Association landlord-tenant resources, state Attorney General) when applicable.
Seek recovery of damages, attorneys’ fees and enforcement costs caused by landlord non-compliance.

11. Indemnification

Landlord shall defend, indemnify and hold harmless Tentunit, its affiliates, officers, directors, employees, agents and contractors from and against any and all claims, losses, liabilities, damages, costs or expenses (including reasonable attorneys’ fees) arising out of or in connection with:

Landlord’s breach of this Statement or any Tentunit policy.
Landlord’s violation of any federal, state or local housing or landlord-tenant statutes or regulations.
Landlord’s mis-representation of listing, unit condition, availability, terms or fees.
Tenant claims or disputes arising from landlord’s acts or omissions.
Platform investigations or regulatory enforcement triggered by landlord non-compliance.

12. Governing Law & Reference Statutes

Oklahoma Statutory & Reference Materials

Okla. Stat. Tit. 41 § 115 – Damage or security deposits: escrow requirement, return timeframe, tenant demand period.
Practical guide: Oklahoma Bar Association “Landlord Responsibilities” – deposit escrow account, repair/habitability obligations.
Security deposit law summary: various resources (Hemlane, iPropertyManagement) – return timeframe, deductions, best practices.

Federal Law Foundations

Fair Housing Act (42 U.S.C. § 3601 et seq.)
Lead-Based Paint Hazard Reduction Act (units built before 1978)
Servicemembers Civil Relief Act (SCRA) for eligible tenants