What Are a Homeowner’s Maintenance Responsibilities? A Guide Based on the Oklahoma Landlord-Tenant Act

As a rental property owner in Oklahoma, understanding your responsibilities under the Oklahoma Residential Landlord and Tenant Act is not just good practice—it’s the law. Whether you’re a first-time landlord or a seasoned investor, staying compliant helps protect your investment, attract quality tenants, and avoid costly legal disputes.

In this article, I'll break down the core maintenance responsibilities that homeowners (landlords) must uphold according to the Landlord-Tenant Act.

🔧 What Are a Landlord’s Legal Maintenance Responsibilities?

According to Title 41 of the Oklahoma Statutes, landlords must maintain the property in a safe and habitable condition throughout the duration of a lease. This is often referred to as the “implied warranty of habitability.”

Here’s what that means in practice:

1. Comply with Building and Housing Codes

Landlords must comply with all applicable building, housing, and health codes that materially affect the health and safety of tenants. This includes:

• Smoke detectors and carbon monoxide detectors

• Adequate heating, plumbing, and electrical systems

• Structural integrity (roof, walls, flooring)

2. Keep Common Areas Clean and Safe

If your property includes shared spaces (like hallways, yards, or laundry areas), you're responsible for keeping them reasonably clean and safe. This includes clearing debris, removing snow or ice when applicable, and repairing hazards.

3. Make Necessary Repairs Promptly

If something breaks that affects habitability—like HVAC issues, leaks, or faulty wiring—it’s your responsibility to repair it within a reasonable time after receiving written notice from the tenant.

✅ Best Practice: Respond within 24–48 hours to maintenance requests to avoid legal risk and ensure tenant satisfaction.

4. Provide and Maintain Essential Services

Landlords must ensure that essential services are available, including:

• Running water

• Hot water

• Functioning heating during colder months

• Electrical power

• Reasonable garbage removal (if applicable)

⚠️ Note: If you fail to provide essential services, tenants may have legal rights to withhold rent, terminate the lease, or make repairs and deduct the cost from their rent (per §41-121 of the Act).

🧹 What Tenants Are Responsible For

While landlords handle major systems and code compliance, tenants also have maintenance responsibilities, including:

• Keeping their rental unit clean and sanitary

• Properly using appliances and systems

• Not deliberately or negligently damaging the premises

• Reporting maintenance issues promptly

📑 Why Landlord Compliance Matters

Failing to meet your maintenance obligations can result in:

• Legal action from tenants

• Lease termination without penalty

• Fines or penalties from local code enforcement

• Damage to your reputation and tenant retention

By partnering with a trusted property management company like OKC Management, you can ensure your properties remain compliant, habitable, and profitable.

🏡 OKC Management Helps You Stay Ahead of Maintenance

From 24/7 maintenance coordination to proactive property inspections, our team ensures that your rental homes meet and exceed Oklahoma’s legal standards. Don’t risk costly violations or tenant turnover—let us handle the details, so you can enjoy the returns.

👉 Ready to simplify property ownership? Contact OKC Management today for a free consultation.