Oklahoma Real Estate Disclosure Requirements
Oklahoma requires sellers to disclose property conditions.
Is Oklahoma a Disclosure State?
YESOklahoma's Residential Property Condition Disclosure Act (RPCDA) requires sellers to provide EITHER a Property Condition Disclosure Statement OR a Disclaimer Statement. Notably, disclosure is only mandatory if the seller is represented by a real estate licensee OR if the buyer requests it in writing. Oklahoma's disclosure has a 180-day validity period.
Property Condition Disclosure
Not RequiredOfficial Form:
Oklahoma Residential Property Condition Disclosure Statement (or Disclaimer)
Under Oklahoma's RPCDA, sellers must provide either: (1) A Property Condition Disclosure Statement detailing known defects, OR (2) A Disclaimer Statement indicating the property is sold "as-is." IMPORTANT: This requirement only applies if the seller uses a real estate licensee OR if the buyer requests disclosure in writing. FSBO sales without buyer request may not require disclosure.
Environmental Hazards
RequiredWhen disclosure is required, the Oklahoma form asks about environmental hazards including lead-based paint, asbestos, radon, underground storage tanks, and previous use as a methamphetamine lab. Meth lab disclosure is particularly important in Oklahoma. Flood zone status must also be disclosed.
Specific Hazards Covered:
Natural Hazards
RequiredOklahoma's disclosure form requires information about flood zones, flood history, drainage problems, and soil issues. Given Oklahoma's tornado exposure, any known storm damage history should be disclosed. Properties in floodplains or with previous flood claims must be identified.
Specific Hazards Covered:
Key Points for Oklahoma
- 1UNIQUE TRIGGER: Disclosure only required if seller has realtor OR buyer requests in writing
- 2Disclosure OR Disclaimer: Sellers choose one option
- 3180-DAY VALIDITY: Disclosure expires after 180 days and must be updated
- 4FSBO sellers without buyer request may not be required to disclose
- 5Disclaimer option allows "as-is" sales
- 6Meth lab disclosure is specifically required
- 7Extensive exemptions for foreclosure, new construction, and court sales
Timing Requirements
Disclosure must be provided before the buyer signs a purchase contract. The disclosure is only valid for 180 days - if the property doesn't sell within that period, a new or updated disclosure is required.
Penalties for Non-Disclosure
Sellers who fail to provide required disclosures or provide false information may be liable for actual damages. Buyers may also seek rescission if material defects were concealed. Real estate licensees can face disciplinary action for failing to ensure compliance.
Exemptions from Disclosure
The following transaction types may be exempt from disclosure requirements:
Official Oklahoma Resources
Last updated: January 27, 2025