What is Landlord Harassment and How Can Owners Protect Themselves?

Landlord harassment happens when a property owner tries to pressure a tenant, either to move out or comply with unreasonable demands. This kind of behavior can interfere with the tenant’s legal right to quiet enjoyment of their home. Common examples include making verbal threats, entering the unit without proper notice, or shutting off essential services like water or electricity. Not only do these actions breach the lease agreement, but they can also land a landlord in legal trouble.

With over 20 years of experience serving property owners across Oklahoma City and nearby metro areas like Norman, Edmond, Del City, and so on, I’ve seen firsthand how misunderstandings, or worse, missteps—can create big problems. Oklahoma law (along with local ordinances) sets clear rules on notice periods for things like rent increases, inspections, and repairs. Understanding what qualifies as harassment is essential if you want to protect your rental business, keep good tenants, and avoid costly legal issues.

In this article, I’ll break down what landlord harassment looks like, what the landlord harassment law says, and how you can stay on the right side of it—especially if you’re managing properties in the OKC metro area.

What Does the Law Say About Landlord Harassment?

Most states and municipal laws prohibit landlord harassment of tenants. The law considers harassment a violation of the warranty of habitability, which requires landlords to keep rental units fit for human habitation. State and local laws vary in their specifics but generally forbid landlords to:

• Verbally or physically threatening tenants
• Repeatedly contacting tenants in a harassing manner
• Entering a unit without proper notice and tenant consent
• Demanding rent when none is due
• Removing belongings or changing the locks without cause
• Shutting off necessary utilities like water, heat, gas, or electricity
• Failing to make necessary repairs to render the unit unlivable
• Discriminating against tenants based on protected characteristics like race, religion, family status, etc.

Adhering to legal compliance helps landlords maintain respectful interactions with tenants and safeguard against legal repercussions in their rental business.

If a landlord engages in harassing behaviors, they can face significant penalties, including fines, authorities forcing them to allow tenants to break their lease without penalty, and even criminal charges for the most egregious offenses. Tenants may also seek compensation for landlord harassment through civil litigation. Government agencies play a crucial role in investigating harassment claims and enforcing legal consequences. Additionally, tenants can recover attorney fees if they prevail in harassment cases.

In fact, legal experts emphasize that tenants are entitled to more than just a roof over their heads—they’re entitled to peace and privacy. “Harassment that interferes with your ability to enjoy the use of your property could be a breach of the implied warranty of quiet enjoyment,” explains John Devendorf, Esq., Legal Analyst. This means landlords who repeatedly disturb tenants or create hostile living conditions may be violating this fundamental tenant right.

Examples of Illegal Landlord Harassment

Some specific examples of illegal landlord harassment include:

1. Verbal Threats and Abuse

Yelling at tenants, using profanity or insults, making threats of violence or eviction without cause, and other verbally abusive behaviors are prohibited and constitute landlord’s harassment. Verbal abuse, such as threats, insults, or repeated intimidation, is a serious violation and illegal under tenant protection laws. Even if they seem minor, verbal threats can create a hostile living environment for tenants.

2. Unwanted Entry and Privacy Violations

Landlords must provide proper notice before entering a rental unit, typically 24-48 hours. Entering without notice, entering too frequently, or photographing or recording inside a unit without permission constitutes harassment by landlord.

One landlord I worked with thought it was fine to enter the property unannounced just to “check on things.” Unfortunately, that tenant saw it as an invasion of privacy and filed a complaint.

3. False Accusations and Complaints

Making repeated nuisance complaints about tenants to the police or other authorities when no legitimate issue exists can be considered harassment, especially if based on bias against protected classes.

Thus, such actions can be seen as landlord retaliation, which is illegal and can lead to severe consequences for the landlord.

4. Removing Belongings or Changing Locks

Landlords cannot lock tenants out of their units or remove their belongings in an attempt to force them to vacate, even if rent is owed. Such actions are often attempts to intimidate the tenant to vacate, which is illegal. These are unlawful attempts to force tenants out of their homes and violate tenant rights. Only law enforcement performing a legal eviction may remove tenants. Understanding the legal boundaries regarding tenant access is essential. For more information on this topic, see Can a Landlord Change the Locks.

5. Shutting Off Utilities

Utilities like hot water, electricity, gas, etc. cannot be turned off by a landlord in an attempt to make the unit unlivable for tenants. This creates unsafe living conditions.

6. Refusing Repairs and Maintenance

Failing to fix issues like leaks, broken appliances, pest infestations, or heating problems in an effort to make tenants leave is against the law and disrupts the tenant’s peace. Neglecting repair requests and failing to perform proper property maintenance can also be considered landlord harassment. All units must be kept habitable.

7. Rent and Fee Manipulation

Demanding extra “fees” not included in the lease or falsely claiming rent is overdue and demanding payment with threats of eviction constitutes harassment. Raising rent, however, is not harassment when done lawfully. Landlords must follow legal procedures, provide proper notice (typically around 30 days), and comply with state and local laws, including any rent control or rent stabilization regulations.

8. Removing Shared Facilities

Landlords cannot take away access to shared laundry rooms, parking, or other amenities promised in the lease in order to harass residents.

9. Discrimination and Bias

Treating tenants differently based on race, gender, religion, family status, disability, or other protected classes is illegal discrimination and harassment.

10. Retaliation

If tenants complain about legitimate issues or exercise other legal tenant rights, landlords cannot retaliate with harassment or eviction threats. Retaliatory eviction is illegal, and tenants are protected under local laws against such actions. Even if a tenant violates the lease agreement, landlords are not permitted to engage in retaliatory harassment.

Related Read: Thus to protect yourself read thoroughly, “What a landlord cannot do?“.

Protecting Yourself as a Landlord

While most landlords do not intend to harass their tenants, misunderstandings can sometimes arise. Here are some tips for owners to avoid accusations of harassment:

1. Know Local Laws and Follow Proper Procedures

Be aware of all state and local landlord-tenant laws. Follow all legal processes for evictions, inspections, maintenance requests, and entry procedures. Avoid performing “self-help” evictions. Failing to follow local laws can lead to serious legal repercussions for you. For more insights, check out Why is Legal Knowledge Critical for Oklahoma’s Residential Property Owners?

2. Communicate Professionally

Be prompt, polite, and businesslike in all communication. Provide proper written notice when necessary. Avoid emotional confrontations and arguments.

3. Document Everything

Keep detailed records of all correspondence, maintenance requests and repairs, incidents with tenants, agreements, payments, etc. Documentation is key if disputes arise.

4. Respond to Issues Quickly

Address problems reported by tenants in a timely manner, such as making needed repairs. Don’t ignore issues, as they will likely escalate if neglected.

5. Maintain Consistent Policies

Enforce all rules, lease terms, and policies consistently across all tenants. Do not single out individuals for different treatment.

6. Avoid Retaliation

Do not take negative action against tenants for reporting legitimate problems or disputes. Work to resolve issues reasonably.

7. Seek Legal Counsel

If tensions escalate with a tenant, consult an attorney before taking action. Understand how to end tenancies in your jurisdiction legally.

8. Remain Impartial

Do not become emotionally involved with tenant disputes. Be fair and businesslike in addressing problems.

9. Acquire Insurance

Landlord insurance can help protect you if tenants file harassment claims. It can assist with legal defense costs, including attorney’s fees.

Being proactive about preventing harassment issues while also promptly addressing legitimate problems reported by tenants can help avoid escalations. Seeking legal advice at the first sign of conflict can also help mediate disputes before they reach the level of harassment claims. Protecting yourself requires being educated on the law, documenting thoroughly, and communicating professionally. With the right precautions, owners can avoid violating tenant rights while also enforcing their rights and responsibilities.

Recognizing Tenant Harassment of Landlords

While landlord harassment gets most of the focus, tenant harassment of owners also sometimes occurs. Examples of tenant harassment include:

• Excessive noise complaints: Tenants calling police about noise frequently even when no noise violations are actually present. If you’re unsure how to differentiate between genuine and exaggerated complaints, our guide on how to deal with noise complaints can help you assess and manage these situations professionally.
• False accusations: Making up issues about housing code, safety problems, discrimination, or other violations when none exist
• Threats/abuse: Verbally threatening landlords with violence or legal action
• Property damage: Intentionally damaging the rental unit beyond normal wear and tear
• Rent strikes: Refusing to pay rent as a form of protest even though the unit is habitable
• Hostile living environment: Actions like racist slurs or insults creating an environment of fear or anxiety
• Frivolous lawsuits: Frequent small claims suits over minor issues to harass the landlord

Tenant harassment can also negatively impact other tenants, creating a hostile living environment for everyone involved.

If tenants engage in these types of harassing behaviors, landlords can seek to terminate the tenancy through proper legal procedures as outlined in the lease agreement and local laws. Documentation is critical when asserting tenant harassment as grounds for eviction. Landlords should also consult an attorney to ensure they follow proper protocols when accusing tenants of harassment. With the right evidence and legal process, owners can protect themselves when tenants are acting in violation of rental agreements and community standards.

Finding the Balance as a Landlord

Preventing landlord-tenant harassment issues requires finding the right balance as an owner. You need to understand and assert your rights and obligations while also ensuring you respect tenant rights. Effective property management practices are essential for maintaining respectful landlord-tenant relationships and avoiding harassment claims. Some key principles include:

• Communication: Clear, open, and direct, but professional communication always prevents misunderstandings. Respond to issues promptly.
• Education: Know the regulations in your state/city cold. Seek legal advice when needed.
• Documentation: Keep meticulous records to support your actions if ever questioned.
• Consistency: Apply all policies and terms of leases uniformly. Avoid favoritism.
• Objectivity: Do not bring emotions or prejudices into landlord-tenant relationships.
• Empathy: Put yourself in your tenants’ shoes. Treat them how you would want to be treated, and always maintain professional boundaries to avoid any claims of sexual harassment.
• Prevention: Nip problems in the bud before they spiral by being proactive and responsive.
• Legal Counsel: Seek qualified representation immediately if disputes escalate.
• Insurance: Proper landlord policies help cover you if claims arise.

Finding the right balance takes effort but pays off through maintaining professional landlord-tenant relationships built on a mutual understanding of rights and responsibilities on both sides. This helps create a positive rental community.

Final Thoughts on Landlord Intimidation

Harassment of tenants is never acceptable, but landlords also need protection against false accusations. By knowing and complying with all applicable laws, communicating professionally, documenting thoroughly, responding promptly to issues, and seeking legal counsel when needed, owners can avoid violations while also defending themselves against unfounded claims. Finding the balance between asserting rights and avoiding harassment comes down to being a responsible, reasonable, and attentive landlord and property manager. With fair policies that respect both parties, harassment can be avoided on both sides.

FAQs on Landlord Harassment