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Whether you’re a landlord or a tenant, repair issues can be frustrating. We’ve seen firsthand how delays—whether due to contractor shortages or poor communication—can strain relationships. No matter the circumstances, the landlord is legally obligated to make the necessary repairs.
As a property management company in Oklahoma, we’ve handled everything from emergency plumbing at midnight to maintenance calls that reveal deeper issues. One case involved a tenant with a burst pipe, and we had it fixed within 12 hours. Based on our experience managing hundreds of properties, here’s what landlords really need to know about how long a landlord has to fix something in a rental property and tenant rights under Oklahoma law.
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?
Under the Oklahoma Landlord-Tenant Act, landlords are legally required to maintain rental properties in a habitable condition and respond promptly to repair requests. The timeline depends on the severity of the issue:
Critical Repairs (Health and Safety Issues): These include plumbing failures, heating outages, or lack of hot water—anything that could create uninhabitable living conditions. Such issues must be resolved within 3 to 7 days, or sooner if they pose an immediate threat.
Non-Critical Repairs: For minor issues that don’t threaten health or safety, landlords typically have up to 14 days to begin repairs after receiving written notice and must show a good-faith effort to complete them.
Major Repairs: More extensive problems that require structural or system overhauls may take up to 30 days, depending on complexity and contractor availability.
If a landlord fails to take action, tenants have several options:
- Request an inspection by a local building inspector
- Make the repair themselves and deduct the cost from the next rent payment
- End the lease and move out within 30 days with written notice
- Seek damages in court for any property loss
However, if the damage is caused by the tenant’s negligence or misuse, the tenant may be required to pay for repairs.
Below is a list of items that landlords are responsible for in Oklahoma:
| Item | Landlord Responsibility |
| Electricity | Yes |
| Plumbing and sanitation | Yes |
| Heating and Cooling | Yes |
| Ventilation | Yes |
| Dwelling structures | Yes |
| Garbage and waste | Yes, multi-family units |
| Water | Yes, multi-family units |
| Sewage | Yes |
| Pest control | Yes |
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 repair requests 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. Get to know more about tenant retaintion strategies.
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
Want to talk to an expert who can help? Call 405-232-5800 and speak to the OKC property manager who can manage your rental property effectively.
How long does a Landlord Have to Make Repairs? FAQs
Can a tenant pay for repairs and deduct costs?
Yes, but only if the landlord ignores repair requests for critical issues (e.g., plumbing, heating) and the tenant follows state procedures.
Am I responsible for repairs caused by tenant neglect?
This can vary from place to place. If a tenant clearly misuses or intentionally damages an item, landlords may not be obligated to repair it. However, the landlord's responsibility is to maintain normal wear and tear from regular use inside a rental unit. Communication with tenants is key.
Can tenants withhold rent if repairs aren't done?
It depends on the situation and local laws. Withholding rent is a legitimate last resort for tenants, but they generally must give written notification and deposit disputed funds in escrow until repairs are complete. Going through legal remedy channels is often required.
What if I need to order parts or schedule contractors?
As long as you act promptly to order materials, schedule work, and provide tenants with estimated timelines for repair completion, most laws recognize that some delays are out of landlords' hands. Keeping tenants in the loop is critical.
What is uninhabitable living situations?
Uninhabitable living conditions refer to conditions in a rental unit that make it unfit for human habitation. These conditions are:
1. No running water/heat in winter.
2. Sewage leaks or pest infestations.
3. Structural dangers (e.g., collapsing roofs).
If unresolved, tenants can involve a local building inspector to declare the unit unsafe, enabling rent withholding or lease termination.
Author
Scott Nachatilo is an investor, property manager and owner of OKC Home Realty Services – one of the best property management companies in Oklahoma City. His mission is to help landlords and real estate investors to manage their property in Oklahoma.
