How Long Does a Landlord Have To Fix Something in Oklahoma?

Whether you are a landlord or a tenant, one of the most frustrating experiences is having to deal with repair issues. The tenant may have no idea when the landlord will address the issue, whereas the landlord might take a lot of time due to reasons like lack of resources, communication issues, unavailability of contractors, or prioritization. It’s important that both landlord and tenant have an understanding of this situation. No matter the circumstances, the landlord is legally obligated to make the necessary repairs. The landlords have very limited time to fix the issues. In this article, we will discuss how long a landlord has to fix something in a rental property.

What are a Landlord’s Legal Obligations?

In Oklahoma, a landlord has several legal obligations they must follow to ensure they are complying with state laws and regulations. In many cases, a property manager is responsible for ensuring that these obligations are met and that the rental property remains in good condition. Some of these obligations include:

Habitability: Landlords are required to provide rental units that are safe, clean, and habitable. This means the property must be free from hazards, have proper heating and plumbing, and be structurally sound.

Repairs: Landlords are responsible for making necessary repairs to the rental property to maintain the property in good condition throughout the tenancy.

Security Deposits: The landlords are allowed to collect a security deposit from tenants but they must follow strict guidelines regarding the amount, how it is held, and when it is returned.

Notice Requirements: Landlords are required to provide proper notice to tenants before entering a rental unit for inspections, repairs, or other reasons. Also, the notice must be provided before terminating a tenancy or raising rent.

Discrimination: The landlords can’t discriminate against tenants based on race, gender, religion, or other protected characteristics.

Lease Agreements: Landlords must provide tenants with a written lease agreement that outlines the terms and conditions of the tenancy.

Also read: What a landlord cannot do?

Warranty of Habitability

The warranty of habitability is an implied legal provision in a lease that requires landlords to ensure the rental unit remains livable. This warranty is a mainstay of landlord-tenant law, ensuring that tenants have a safe and healthy living environment.

Landlords must address various issues to maintain the habitability of the rental unit, including:

Leaks and Water Damage: Any water intrusion can lead to significant damage and mold growth, which can harm tenants’ health.

Electrical and Plumbing Problems: Functional electrical and plumbing systems are essential for a habitable living space.

Pest Infestations: Rodents, insects, or other pest infestations can make a rental unit uninhabitable. You can also read to learn about who is responsible for pest control.

Mold and Mildew: These can cause respiratory issues and other health problems if not promptly addressed. Get to know about mold in apartment.

Structural Damage: Any damage that compromises the structural integrity of the building must be repaired to ensure tenant safety.

If a landlord fails to make necessary repairs to maintain habitability, tenants have the right to withhold rent or seek other legal remedies. Understanding the warranty of habitability helps both landlords and tenants navigate their responsibilities and rights effectively.

How Long Does a Landlord Have to Make Repairs?

In Oklahoma, the landlords are required to maintain the property habitable and complete requested repairs in time (within 14 days or sooner in case of emergency). If the landlord fails to do so, then the tenants can take alternate actions by making the repairs and deducting the cost from the following month’s rent, ending the lease and moving out within 30 days, or suing in court for any damage to your personal property. However, here’s a question: what if a tenant causes damages due to their negligence or misuse? Can a landlord make them pay for repairs? Read it to understand thoroughly.

Understanding repair timelines is crucial for both landlords and tenants. Critical repairs, such as those affecting health and safety, must be addressed within a few days, generally 3 to 7 days. Nonurgent repairs, which do not significantly impact living conditions, can take longer, often up to 30 days.

Below is a list of items that landlords are responsible for in Oklahoma:

Here are some common repair problems tenants deal with and how long a landlord has to fix these issues:

How long can a Landlord leave tenant without a Fridge?

The length of time a landlord can leave tenant without a fridge depends on the specific laws and regulations in the jurisdiction as well as the terms of the lease agreement. Generally, the landlords have a legal obligation to provide a habitable living space for the tenants which also includes providing essential appliances like refrigerators. If a repair person needs to access the rental unit to fix the fridge, the landlord must provide advance notice to the tenant and coordinate a suitable time for the repair.

If the landlord fails to provide a fridge, then tenants may take legal action against the landlord claiming that the landlord has violated the terms of the lease.

Only a few states in the US require landlords to provide stoves, ovens, or refrigerators. In Oklahoma, the landlords aren’t lawfully required to provide a refrigerator.

How long can a Landlord turn off Water for Repairs?

The landlords are required to provide tenants with essential services like water. In case the water needs to be turned off for repairs, the landlords are required to give tenants reasonable notice. Water issues are often considered urgent or emergency repairs and should be addressed as quickly as possible to prevent further damage and inconvenience to tenants.

There is no specific amount of time specified on how long can a landlord turn off the water. But the landlords are required to complete the repairs as soon as possible providing at least 24 hours’ notice before turning off the water. In case of an emergency situation where the water needs to be turned off immediately, the landlords should make the repairs as soon as possible and restore it back to minimize inconvenience to tenants. 

How long does a Landlord have to fix a Leaking Roof?

In order to fix a leaking roof, the most reasonable time for a landlord to make repairs is 30 days in most states. A leak could seem like a small thing to someone who doesn’t have to face the problem. But when you have to hear the regular drips into a bucket throughout the home, it will drive you mad. You may even have an even bigger problem, like a hole in the roof during winter months. In an apartment building, a leaking roof can affect multiple units, making it even more critical for property owners to address the issue promptly.

A landlord has to take care of this issue as soon as possible even though it will take a while to repair the leak. Leaks can cause disruption for the tenants if they have to empty a large bucket frequently. The leaks can also cause damage to the property, especially during wetter and colder months.

How long does a Landlord have to fix Plumbing Issues?

Plumbing Issues can affect the habitability of the property such as a lack of running water or sewage backup. The landlord must address the issue as soon as possible. If a tenant has notified the landlord of a plumbing issue and if the landlord has not made necessary repairs within a reasonable time, then the tenant may have legal options such as withholding the rent or terminating the lease agreement. 

There is no specific timeline for fixing plumbing issues in Oklahoma, but landlords are responsible for maintaining habitability and addressing necessary repairs within a reasonable time. So, the issue should be fixed as soon as possible.

How long does a Landlord have to fix Hot Water?

In Oklahoma, landlords are required to provide hot water to their tenants. If a tenant reports a lack of hot water, the landlord must make necessary repairs within a reasonable amount of time. While the specific timeframe for repairing hot water is not defined by Oklahoma state law, it is generally considered reasonable for the landlord to make repairs within 24-48 hours. The repair cost for fixing hot water issues can vary, but landlords are generally responsible for covering these expenses to ensure the property remains habitable. If the landlord fails to make necessary repairs within a reasonable amount of time, the tenant may have legal recourse, including rent abatement and other remedies.

How long does a Landlord have to fix Sewage Problems?

Oklahoma landlords generally have 7-14 days to fix sewage problems, depending on the severity, after being notified in writing by the tenant. For serious problems that endanger health/safety, like backed-up sewage or flooding, landlords must address these issues promptly or within 24 hours of receiving notice. However, for minor sewage problems like slow drains or leaks, landlords have 7 days to make repairs. If the problem requires extensive repairs, the landlord has 14 days to begin work and must diligently pursue fixing it. You can’t take more than 30 days for major repairs.

How long does a Landlord have to fix Air Conditioning?

Oklahoma state law considers the air conditioning/HVAC system to fall under the landlord’s obligation to maintain “fit and habitable premises. Landlords have to fix reported AC issues within 14 days, unless it’s an emergency repair, which should be addressed as soon as possible. However, landlords are not responsible for regular maintenance or repairs caused by tenant negligence, such as tampering with the system or failing to replace air filters. Communication is most important in establishing timelines and holding landlords accountable if repairs are delayed.

How long does a Landlord have to fix a Furnace?

In this case, Oklahoma lacks a strict deadline but landlords are expected to fix furnaces quickly especially during cold weather, to avoid complaints or implied warranty of habitability issues.

Related Article: What fixes are mandatory after a home inspection.

Why Landlords Should Make Repairs Promptly

For landlords, making timely repairs is crucial for maintaining good relationships with tenants and minimizing costs in the long-term rental business. Delaying repairs can negatively impact the tenant experience and even cause legal issues for you. Delayed repairs can also lead to disputes where tenants may withhold or refuse to pay rent until the issues are resolved. Here are some major reasons for timely repairs:

Tenant Satisfaction and Retention: Tenants who have waited weeks or months for repairs are understandably frustrated and dissatisfied. Delayed fixes leave them without a fully functional home, damaging the landlord-tenant relationship and making tenants less likely to renew their lease. Responding to maintenance issues within a few days keeps tenants happy in their living spaces, and happy tenants stay longer as loyal customers.

Avoid Bigger & More Expensive Problems: Small issues have a way of getting bigger if not addressed. A leaky faucet could lead to water damage if ignored. Old appliances are more likely to break down completely. Minor electrical or plumbing problems may develop into major (and pricey) replacements if maintenance is put off. Nip potential problems in the bud with prompt repairs.

Here are the best upgrades for rental properties to avoid bigger and more expensive problems.

Legal Compliance: Landlords have a legal obligation to maintain rental properties according to codes and safety standards. Delayed repairs could be seen as negligence if an unaddressed problem ends up harming a tenant or damaging property. That opens the door to lawsuits and fines. Taking care of maintenance issues swiftly helps ensure legal compliance.

Lower Insurance Costs: Well-maintained properties are less risky for insurers. Insurance companies may charge higher premiums or decline to insure properties with unaddressed structural or systems issues. Regular repairs and preventative maintenance can contribute to lower homeowners insurance costs in the long run.

Increase Property Value: Buyers and future tenants will pay more for houses and units that are move-in ready without a long to-do list of repairs. Taking pride in upkeep signals that a property has been well cared for. This positive impression can lead to quicker turns and higher sale or rental prices.

Also Read: What are tenant improvements

How long does a Landlord Have to Make Repairs? FAQs