Oklahoma landlord repair timeline
How long does a landlord in Oklahoma have to repair?
The clock most states set starts at the tenant’s written notice. Here is what the statute says, with the official source. It is general information, not legal advice.
- What it sets
- 14 days after written notice to remedy; repair and deduct up to one month’s rent after the same 14 days
- Statute
- 41 O.S. 118 and 121
- Official source
- Oklahoma Statutes title 41
Not an emergency service. For a fire, a gas leak or anyone in danger, call 911 or the gas utility.
What Oklahoma law says, line by line
Each line restates the text it cites. Check the current version before you rely on it.
The landlord keeps electrical, plumbing, heating, ventilating and air conditioning facilities in good working order.
41 O.S. 118(A)(3)After written notice, the landlord has 14 days to remedy, or the lease can end at least 30 days after notice.
41 O.S. 121(A)For repairs costing up to one month’s rent, the tenant may repair and deduct after the same 14 days, with an itemized statement.
41 O.S. 121(B)If heat, water, hot water, electricity or gas is cut off, the tenant may end the lease, buy the service and deduct it, or move to substitute housing.
41 O.S. 121(C)Except in an emergency, the landlord gives at least one day’s notice before entering.
41 O.S. 128(C)
Checked October 21, 2026
Turn the statute into your own response times
City rules and your leases can be stricter than the state. Write your times as the strictest of the three.
- Count from when the tenant told you, because many deadlines start at notice
- Put heat, water, power and anything dangerous at the top, day or night
- Ask for notice in writing, and reply in writing, so the record exists if anyone asks
- Record every step with a time: the first reply, the booking, the visit and the confirmation
A question managers ask about Oklahoma
At least one day’s notice, at reasonable times, unless it is an emergency or impracticable. The tenant may not unreasonably withhold consent for necessary repairs.
Managing in another state? Pick it hereThe same leak can have a different clock across a state line.
The clock starts at the tenant’s notice Ours answers at any hour