Landlords and Tenants

You Need to Know!

The following is important information that may be of concern to you as an owner/landlord or as a tenant. This information includes an explanation of the available real estate broker relationships and your broker’s statutory duties and obligations under the Broker Relationships Act as amended July 1, 2005.

Flood

The City of Tulsa requires an owner of rental property, any part of which is located in a special flood hazard area as depicted and shown on a Flood Insurance Rate Map adopted by the City, to give written notice to every tenant of said property that the property is located in a designated special flood hazard area. Further, the owner must obtain and keep for inspection upon request by the Director of Public Works or his authorized representative written acknowledgement of receipt of this notice signed by each of the tenants. This notice shall be given and the acknowledgment obtained prior to a tenant taking possession of or occupying the real property. The notice and acknowledgement shall be in a separate document and not a part of any other document, such as a lease.

For property outside of the City of Tulsa, a tenant can obtain a written Flood Hazard Evaluation by contacting the Corps of Engineers. The customary cost of the evaluation is $25 to $55. The tenant can also call and make an appointment to visit the Corps of Engineers office and examine the maps and information. The Corps of Engineers phone number is (918) 669-7197.

Flood Insurance

If there is a flood risk, the tenant is responsible for obtaining flood insurance on tenant’s personal property. The tenant should seek advice from an insurance agent.

Hazard Insurance

The landlord is responsible for carrying hazard insurance on the dwelling and liability insurance to cover certain types of liability. It is the tenant’s responsibility to carry hazard insurance on tenant’s personal property. It is also tenant’s responsibility to carry liability insurance to cover tenant’s liability for injury and damages in connection with tenant’s lease and occupancy of the premises.

All explanations, representations and disclosures concerning the terms, conditions, and provisions of a hazard insurance policy are the responsibility of the insurance agent and not of the broker or members of broker’s firm.

Environmental Hazards

It is owner’s responsibility to disclose to tenant environmental hazards, if any of which owner has knowledge (such as asbestos, lead-based paint, radon gas, of if a Methamphetamine lab has ever been on the premises). The Tulsa and the Broken Arrow Police Departments have listed properties on their Websites where they have discovered Methamphetamine. These Website addresses are: http://www.tulsapolice.org/sid.html and http://www.brokenarrowok.gov (click on Broken Arrow police). An information pamphlet on Methamphetamine is available on the Oklahoma Real Estate Commission’s Website www.orec.state.ok.us.

Lead-Based Paint, Mold and Radon Gas

ONLY Properties Built Before 1978: The HUD/EPA regulations require that the Tenant receive the Owner’s “Disclosure of Information on Lead-Based Paint and Lead-Based Hazards,” the EPA booklet entitled “Protect Your Family From Lead in Your Home,” and the following written warning:

Every tenant of a residential dwelling that was built prior to 1978 is notified that such property may present exposure to lead from lead-based paint that may place young children at risk of developing lead poisoning.

Lead poisoning in young children may produce permanent neurological damage, including learning disabilities, reduced intelligence quotient, behavioral problems, and impaired memory. Lead poisoning also poses a particular risk to pregnant women.

The owner of any interest in residential real property is required to provide the buyer with any information on lead-based paint hazards from risk assessments or inspections in the owner’s possession and notify the tenant of any known lead-based paint hazards. A risk assessment or inspection for possible lead-based paint hazards is recommended prior to purchase.”

The landlord or tenant can also call the Department of Environmental Quality (DEQ) (918) 293- 1600 for further information. Or, go to the DEQ Web site: www.deq.state.ok.us for a list of leadbased paint inspectors (some of whom also do mold inspections) or the Environmental Protection Agency (EPA) Web Site http://www.epa.gov/iaq/pubs/index.html for EPA publications on mold, asbestos and radon gas.

Psychologically Impacted Property & Megan’s Law

Psychologically impacted property is any property where certain circumstances, or suspicions of facts may create emotional or psychological disturbances or concerns to a tenant. If this is of concern to the tenant, the REALTOR® will adhere to the following procedure:

  1. The tenant must be in the process or entering into a bona fide lease of the property.
  2. The REALTOR® must receive a request in writing from the tenant.
  3. The tenant’s written request must state that such factor is important to the decision of the tenant to lease the property.
  4. The REALTOR® shall make inquiry of the owner by submitting the written request to the owner.
  5. With the consent of the owner, the REALTOR® will furnish the owner’s response to the tenant.
  6. If the owner refuses to furnish the information requested, owner’s REALTOR® shall so advise the tenant.
  7. If the tenant is requesting information concerning Acquired Immune Deficiency Syndrome (AIDS) or any other disease which falls under the privacy laws, the information can only be obtained in accordance with the Public Health & Safety Statute, Title 63, O.S., 1992, Section 1-502.2A.

Megan’s Law

Oklahoma had enacted a law that requires law enforcement officials to notify the residents when a habitual sex offender convicted of certain sex crimes moves into their neighborhood. The record keeping and notification cover only those crimes committed since 1989.

The tenant can obtain a list of the known sex offenders living in Oklahoma and their addresses on the Tulsa Police Department’s Internet Website: www.tulsapolice.org or by contacting the Department of Corrections (405) 425-2500.

Acceptance of Property

By taking possession of the property, tenant has accepted the property in its then condition unless otherwise agreed in writing.

Brokerage Services Disclosure

The following definitions are from the Oklahoma Real Estate Commission’s Oklahoma “Oklahoma Broker Relationships Act.” For the purpose of this section the term ”Broker” includes all real estate licensees affiliated with the Broker.

Under the Oklahoma Real Estate License Law, a real estate licensee provides services to owners and tenants as either a “transaction broker” or a “single-party broker.”

Definitions.

“Transaction broker” means a broker who provides services by assisting a party in a transaction without being an advocate for the benefit of that party.

“Single–party broker” means a broker who has entered into a written brokerage agreement with a party in a transaction to provide services for the benefit of that party.

Written brokerage agreement. A broker may enter into a written brokerage agreement to provide services as either a single-party or a transaction broker. If a broker does not enter into a written agreement with a party, the broker shall perform services as a transaction broker.

“Party” means a person who is a seller, buyer, landlord, or tenant or a person who is involved in an option or exchange.

Transaction broker duties and responsibilities

As provided under the Broker Relationship Act, The REALTOR® shall have the following duties and responsibilities which are mandatory and may not be abrogated or waived by a transaction broker:

  1. To treat all parties with honesty and exercise reasonable skill and care;
  2. To be available to:
    1. receive all written offers and counteroffers,
    2. reduce offers or counteroffers to a written form upon request of any party to a transaction, and
    3. present timely such written offers and counteroffers.
  3. To account timely for all money and property received the broker;
  4. To keep confidential the information received from a party confidential. Unless required by law, the Broker shall not without the express permission of the respective party, disclose the following confidential information to the other party:
    • That a party is willing to pay more or accept less than what is being offered.
    • That a party is willing to agree to rental terms that are different from those offered.
    • The motivation of either party in leasing the Property.
  5. To comply with all requirements of the Oklahoma Real Estate License Code and all applicable statutes and rules.

Neither the Landlord nor the Tenant may be held liable for the actions or words of the Transaction Broker or licensees affiliated with the Broker's firm.

Single-party duties and responsibilities

By entering into this written agreement, the REALTOR® shall provide services as a Single-party Broker, which shall be deemed to include, and which may not abrogate or waive, the mandatory duties and responsibilities set forth in this section:

  1. To treat all parties with honesty and exercise reasonable skill and care;
  2. To be available to:
    1. receive all written offers and counteroffers,
    2. reduce offers or counteroffers to a written form upon request of any party to a transaction, and
    3. present timely all written offers and counter-offers.
  3. To keep the party for whom the single-party broker is performing services informed regarding the transaction.
  4. To account timely for all money and property received by the broker.
  5. To keep confidential information received from a party confidential. Unless required by law, the Broker shall not without the express permission of the respective party, disclose the following confidential information to the other party:
    • That a party is willing to pay more or accept less than what is being offered,
    • That a party is willing to agree to rental terms that are different from those offered; and
    • The motivation of either party in leasing the Property.
  6. To perform all brokerage activities for the benefit of the party for whom the Single-party Broker is performing services unless prohibited by law.
  7. To obey the specific directions of the party for whom the Single-party broker is performing services that are not contrary to the terms of a contract between the parties to the transaction; and
  8. To comply with all requirements of the Oklahoma Real Estate License Code and all applicable statutes and rules.

Specific Directions. The Landlord and Broker agree that the specific directions provided for in the Broker Relationship Act shall be in writing, shall be reasonable and shall be in furtherance of the objectives of this employment agreement.

Vicarious Liability. The Landlord understands the Landlord may be vicariously liable for the actions and words of the Broker or Broker's affiliated real estate licensees providing services for the Seller.

Laws & Regulations

Fair Housing

Article 10 of the National Association of REALTORS’ Code of Ethics provides that:

REALTORS® shall not deny equal professional services to any person for reasons of race, color, religion, sex, handicap, familial status or national origin.

REALTORS® shall not be parties to any plan or agreement to discriminate against a person or persons on the basis of race, color, religion, sex, handicap, familial status or national origin.”

Landlord/Tenant Act

The landlord/Tenant Act prescribes the rights and duties of the landlord and the tenant. A copy of the Landlord/Tenant Act Booklet can be obtained through the Oklahoma Real Estate Commission (OREC), 2401 NW 23rd, Suite 18, Oklahoma City, OK 73107. Phone (866)521-3389. A copy of the Landlord/Tenant Act can be obtained on the OREC Website http://www.state.ok.us/~orec/

Landlords and Tenants You Need to Know (A420) 7/05 Copyright 2000 Greater Tulsa Association of REALTORS-All Rights Reserved