1. Lead-Based Paint Disclosure
If this property was built before 1978, the following applies:
- Month2Month will disclose any known lead-based paint or lead-based paint hazards in the property prior to lease execution.
- Month2Month will provide all available records and reports pertaining to lead-based paint in the property.
- The tenant will receive a copy of the EPA-approved pamphlet "Protect Your Family from Lead in Your Home."
For more information: National Lead Information Center at 1-800-424-LEAD (5323) or www.epa.gov/lead.
2. Security Deposit
Deposit Limits
Oklahoma law does not impose a statutory cap on the amount a landlord may collect as a security deposit. The deposit amount will be specified in your lease agreement.
Permitted Uses
Pursuant to OK Stat. §41-115, the security deposit may be applied to: accrued rent; damages to the premises beyond normal wear and tear; and other amounts owed by the tenant under the rental agreement.
Return of Deposit
Pursuant to OK Stat. §41-115, the landlord must return the security deposit within forty-five (45) days after the termination of the tenancy and the tenant's delivery of possession. Month2Month will provide an itemized list of any deductions together with the remaining balance within that period.
Tenant's Forwarding Address
Pursuant to OK Stat. §41-115, the tenant must provide the landlord with a forwarding address or new address in writing in order to receive the security deposit refund. If the tenant fails to provide a forwarding address, the landlord must hold the deposit for a period of six (6) months, after which, if the tenant has not claimed it, the deposit is forfeited to the landlord.
Disputes
If you dispute any deduction, contact Month2Month in writing within 7 days. If the dispute cannot be resolved, you may file a claim in the appropriate Oklahoma court. If the landlord wrongfully withholds the deposit, the tenant may recover the amount due plus damages equal to the amount wrongfully withheld, plus reasonable attorney's fees.
3. Owner and Property Manager Information
Pursuant to OK Stat. §41-113a, the landlord or any person authorized to enter into a rental agreement on the landlord's behalf must disclose to the tenant in writing: the name and address of the person authorized to manage the premises; and the name and address of an owner of the premises or a person authorized to act for and on behalf of the owner for the purposes of service of process and for the purpose of receiving notices and demands.
Your lease agreement contains the specific owner information, property manager contact information, emergency maintenance contact, and the person authorized to receive service of process for your property. Month2Month serves as the property manager for all properties in our portfolio.
General Contact: [email protected]
4. Smoke Detectors
Pursuant to OK Stat. §41-118, the landlord shall provide and maintain smoke detection devices in accordance with applicable building codes. All Month2Month rental properties are equipped with smoke detectors installed in compliance with Oklahoma law, including placement in each sleeping room, outside each sleeping area, and on every level of the dwelling.
Tenant Responsibilities
- Do not disable, disconnect, cover, or tamper with any smoke detector. This is a violation of Oklahoma law.
- Test all devices monthly by pressing the test button.
- Report immediately if any device is chirping, not functioning, or missing.
- Do not remove batteries.
- Replace batteries as needed during the tenancy and notify Month2Month if any device malfunctions.
Month2Month is responsible for ensuring all smoke detectors are operable at the beginning of each tenancy. During the tenancy, the tenant is responsible for maintaining the devices and keeping them operable, including battery replacement. If a device requires replacement, contact Month2Month.
5. Mold Disclosure
Mold can cause health problems, especially for people with allergies, asthma, or weakened immune systems. Oklahoma's variable climate with hot, humid summers makes mold prevention important. You have a right to know about mold in your rental unit and how to prevent it.
Month2Month is not aware of any mold in the rental property that exceeds permissible exposure limits or poses a health threat at the time of your lease. If mold is discovered during your tenancy, Month2Month will take appropriate remediation action.
Tenant Responsibilities to Prevent Mold
- Ventilate your home: Open windows regularly when weather permits, use exhaust fans in bathrooms and kitchens, and ensure air circulation.
- Control moisture: Wipe up spills and leaks immediately, do not let water accumulate, and report any leaks or water damage to Month2Month immediately.
- Use heating and air conditioning: Maintain reasonable temperatures and use climate control systems to reduce humidity.
- Clean regularly: Regular cleaning prevents mold from establishing itself.
- Report problems immediately: If you see mold, smell musty odors, or notice water damage, report it to Month2Month right away.
6. Bed Bug Disclosure
Month2Month provides information about bed bugs to all tenants as a matter of best practice and habitability.
Identification
Bed bugs have six legs and flat bodies about 1/4 inch long, ranging from red-brown to copper colored. They do not fly but move quickly over surfaces. They hide in mattress seams, box springs, bed frames, headboards, furniture crevices, baseboards, and wall cracks. They feed on human blood at night.
Signs of Infestation
Look for small blood stains on sheets, dark spots (excrement) on mattresses or walls, shed skins, and a sweet musty odor. Bites may appear as red, itchy welts in a line or cluster, though some people do not react.
Prevention
- Inspect your mattress, box spring, and bed frame regularly.
- When traveling, inspect hotel rooms and luggage before returning home.
- Do not bring used mattresses or upholstered furniture into the home without thorough inspection.
- Reduce clutter to eliminate hiding places.
Month2Month has no knowledge of any bed bug infestation in your specific rental unit. If Month2Month becomes aware of bed bug infestation during your tenancy, you will be notified immediately.
7. Flooding Disclosure
If your property is located in a FEMA-designated special flood hazard area or has a history of flooding, this information will be disclosed in your lease agreement or property-specific addendum. Oklahoma landlords are encouraged to disclose known flooding history to prospective tenants.
Flood Preparedness
- Know your property's flood zone designation — visit FEMA's flood map service at https://msc.fema.gov/portal.
- Keep important documents and valuables elevated or in waterproof containers.
- Know your evacuation routes and sign up for local emergency alerts.
- Do not walk, swim, or drive through floodwaters — "Turn Around, Don't Drown."
- Be aware that Oklahoma is also in Tornado Alley — know the location of your nearest storm shelter or safe room.
For flood insurance information, contact the National Flood Insurance Program at 1-800-427-4661 or visit www.floodsmart.gov.
8. Methamphetamine Contamination Disclosure
If a property was previously used for the illegal manufacture of methamphetamine, it must be decontaminated in accordance with standards established by the Oklahoma Department of Environmental Quality before it may be occupied.
Month2Month will disclose if a property has a known history of methamphetamine manufacturing or contamination. If the property has been remediated, documentation of remediation and clearance will be provided.
If applicable to your property, this disclosure will be provided separately prior to lease execution.
Health Risks
Residual methamphetamine contamination can cause health effects including respiratory problems, skin and eye irritation, headaches, nausea, and other symptoms. Children, elderly persons, and those with compromised immune systems are at heightened risk.
9. Domestic Violence Protections
Right to Terminate Lease Early
Pursuant to OK Stat. §41-115.1, a tenant who is a victim of domestic violence, stalking, or sexual assault may terminate a rental agreement by providing written notice to the landlord along with a copy of a protective order, a police report, or other qualifying documentation. The tenant's obligation under the lease terminates thirty (30) days after the next rent due date following the notice.
Protection from Eviction
A landlord may not evict a tenant solely because the tenant is a victim of domestic violence, stalking, or sexual assault, or because of criminal activity directly related to domestic violence, stalking, or sexual assault that occurred on the premises.
Right to Request Lock Changes
A tenant who is a victim may request that the landlord change the locks to the dwelling unit. Month2Month will comply with such requests promptly upon receipt of qualifying documentation. The tenant may also change the locks and provide a copy of the new key to Month2Month.
Confidentiality
Month2Month will maintain the confidentiality of any information provided by a tenant who is a victim. Documentation provided will be kept in a secure file and will not be disclosed to third parties except as required by law.
Resources
- National Domestic Violence Hotline: 1-800-799-7233 (TTY: 1-800-787-3224)
- Oklahoma SafeLine (DV Hotline): 1-800-522-7233
- National Sexual Assault Hotline: 1-800-656-4673
- Oklahoma 211 (crisis referral): Dial 2-1-1
10. Furnished Property Disclosure
All Month2Month rental properties are provided fully furnished. All furniture, appliances, fixtures, and household items in the property are the property of Month2Month or the property owner and are provided for your use during the term of your lease.
Your Responsibilities
- Maintain all furnished items in the same condition as received, allowing for ordinary wear and tear.
- Use all items for their intended purpose only.
- Do not remove any furnished items from the property.
- Report any damage to furnished items within 48 hours of discovery.
- Do not repair or replace items yourself without prior written approval.
Damage vs. Normal Wear and Tear
| Normal Wear and Tear (Not Chargeable) | Damage (Chargeable to Tenant) |
|---|---|
| Minor scuffs on furniture | Broken furniture legs, arms, or frames |
| Slight fading of upholstery | Stains, tears, or burns on upholstery |
| Minor mattress indentation from normal use | Mattress stains, tears, or structural damage |
| Light scratches on hard floors | Deep gouges, water damage, or burns on flooring |
| Normal appliance wear (cosmetic marks) | Appliance malfunction due to misuse or neglect |
| Gradual thinning of towels and linens | Bleach stains, tears, or missing linens |
| Normal dulling of kitchen knives | Missing, broken, or chipped dishes/cookware |
| Loose doorknobs from use | Holes in walls, broken blinds, damaged doors |
Replacement Responsibility
- Tenant-caused damage: Tenant is responsible for the cost of repair or replacement (at depreciated value) of items damaged beyond normal wear and tear. Costs may be deducted from the security deposit.
- Missing items: Tenant is responsible for full replacement cost.
- Normal wear items: Month2Month replaces items that reach end-of-life through normal use.
- Appliance malfunction: If an appliance fails due to normal use or age, Month2Month is responsible for repair or replacement.
Cleaning Standards
The property must be returned in the same level of cleanliness as at move-in. Maintain the kitchen, bathrooms, floors, furniture, and linens in clean condition throughout your tenancy. If professional cleaning is required beyond what is attributable to normal wear and tear, cleaning costs may be deducted from the security deposit.
Inventory
A detailed furniture and household inventory checklist will be provided at move-in. Month2Month will document the condition of all items through photography. You will receive a copy of the move-in condition report.
11. Tenant Rights and Responsibilities
Your Rights Under Oklahoma Law
- Habitable Housing: Pursuant to OK Stat. §41-118, the landlord shall comply with the requirements of applicable building and housing codes materially affecting health and safety, make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition, keep all common areas in a clean and safe condition, maintain in good and safe working order all electrical, plumbing, sanitary, heating, ventilating, and air conditioning systems, and provide and maintain appropriate receptacles for garbage and trash removal.
- Privacy: Pursuant to OK Stat. §41-128, the landlord may enter the dwelling unit only at reasonable times after giving the tenant at least one (1) day's notice, except in cases of emergency. The landlord shall not abuse the right of access or use it to harass the tenant.
- Return of Security Deposit: Your deposit must be returned within 45 days after the termination of the tenancy and delivery of possession, with an itemized statement of any deductions. (OK Stat. §41-115)
- Freedom from Discrimination: You cannot be discriminated against based on race, color, religion, sex, national origin, disability, or familial status pursuant to the Oklahoma Fair Housing Act (OK Stat. Title 25, §1451 et seq.) and the federal Fair Housing Act.
- Freedom from Retaliation: Pursuant to OK Stat. §41-123, a landlord may not retaliate by increasing rent, decreasing services, or bringing or threatening to bring an action for possession after the tenant has complained to a governmental agency, complained to the landlord, or exercised rights under the landlord-tenant act.
- Repairs and Maintenance: Pursuant to OK Stat. §41-121, if the landlord fails to comply with the obligations imposed by §41-118, the tenant may deliver written notice specifying the breach. If the landlord does not remedy the breach within fourteen (14) days, the tenant may terminate the rental agreement or pursue other remedies.
- Essential Services: Pursuant to OK Stat. §41-121, if the landlord deliberately or negligently fails to supply essential services, the tenant may give written notice and pursue remedies including costs of substitute housing.
- Protection from Unlawful Eviction: Your landlord must follow proper legal procedures for eviction. Self-help evictions (changing locks, removing belongings, shutting off utilities) are prohibited under OK Stat. §41-125.
Your Responsibilities
- Pay rent in full and on time.
- Keep the unit clean and sanitary pursuant to OK Stat. §41-127.
- Dispose of all ashes, garbage, rubbish, and other waste in a clean and safe manner.
- Keep all plumbing fixtures as clean as their condition permits.
- Use all electrical, plumbing, sanitary, heating, ventilating, air conditioning, and other facilities and appliances in a reasonable manner.
- Avoid deliberately or negligently destroying, defacing, damaging, impairing, or removing any part of the premises or knowingly permitting others to do so.
- Promptly report maintenance issues, leaks, mold, pests, or safety hazards.
- Comply with all lease terms including occupancy limits, pet policies, and use restrictions.
- Avoid creating nuisances or disturbing other residents.
- Provide proper notice before moving out and return the property in clean condition.
Resources
- Oklahoma Attorney General — Consumer Protection: www.oag.ok.gov
- Oklahoma Bar Association Lawyer Referral: www.okbar.org
- Legal Aid Services of Oklahoma: www.legalaidok.org
- Oklahoma Indian Legal Services: www.oilsinc.org
- Domestic Violence Hotline: 1-800-799-7233
- Fair Housing Hotline: 1-800-669-9777