Overview
Oklahoma security deposit laws are governed by the Oklahoma Residential Landlord and Tenant Act (41 O.S. § 115). Oklahoma has no statutory cap on deposit amounts, requires escrow accounts, and provides for double damages plus attorney's fees for wrongful withholding. A security deposit compliance platform helps ensure proper escrow management and timely returns.
Maximum Security Deposit
Oklahoma does not set a maximum limit on security deposit amounts. The deposit amount is determined by agreement between the landlord and tenant.
- No statutory cap on unfurnished or furnished units
- Market practice typically ranges from 1-2 months' rent
- The amount must be stated in the lease agreement
Pet Deposits
Landlords may charge additional pet deposits without restriction. However, they cannot charge pet deposits for service animals or emotional support animals.
Return Timeline
Under 41 O.S. § 115, landlords must return the security deposit within 45 days after the tenant vacates.
- Must include a written itemized statement of any deductions
- The statement must list all damages and their costs
- Deposit must be mailed to the tenant's last known address
Tenant Forwarding Address
The tenant should provide a forwarding address in writing. If no forwarding address is provided, the landlord should mail the deposit to the tenant's last known address. (Texas follows comparable guidelines—see Texas security deposit laws.)
Interest Requirements
Oklahoma does not require landlords to pay interest on security deposits. Any interest earned belongs to the landlord.
Escrow Requirements
Oklahoma has strict escrow requirements:
- Security deposits must be held in an escrow account in an Oklahoma financial institution
- The account must be separate from the landlord's personal funds
- The landlord must provide the tenant with written notice of the bank where the deposit is held
Allowable Deductions
Landlords may deduct from the security deposit for:
- Unpaid rent
- Damages beyond normal wear and tear
- Cleaning costs necessary to return the unit to its original condition
- Amounts owed under the rental agreement
Important: Normal wear and tear cannot be charged to the tenant. Landlords must document all damages with photos or inspection reports.
Penalties for Non-Compliance
Oklahoma has strong penalties for landlords who wrongfully withhold security deposits:
- If the landlord willfully fails to return the deposit or itemized statement within 45 days, the tenant may recover up to twice the amount wrongfully withheld
- Plus reasonable attorney's fees
- Failure to hold the deposit in an escrow account may result in forfeiture of the right to retain any portion of the deposit
Common Compliance Questions
What counts as "normal wear and tear"?
Normal wear and tear includes minor scuffs on walls, slightly worn carpet in high-traffic areas, small nail holes from hanging pictures, and faded paint from sunlight. It does not include large holes in walls, stained or burned carpet, broken fixtures, or damage from pets. When in doubt, document the condition at move-in with dated photos.
How should I document the unit's condition?
Complete a detailed move-in checklist with the tenant, noting existing damage, appliance conditions, and overall cleanliness. Take timestamped photos or video of every room. At move-out, repeat the process. This documentation protects both parties and makes deduction decisions defensible if disputed. Request a demo to see how Passive automates condition tracking.
Can I deduct for unpaid utility bills?
Only if your lease specifically allows it and the utilities are in your name. If utilities are in the tenant's name, contact the utility company directly—they have their own collection processes. Never make unauthorized deductions, even for amounts you believe the tenant owes.