Sell in Tulsa with Meydomo

Residential Property Condition Disclosure Act

Oklahoma’s Residential Property Condition Disclosure Act (OK Stat. Title 60, §831 et seq.) requires sellers of 1–4 family residential properties to deliver a **Property Condition Disclosure Statement** to the buyer **before acceptance of an offer**. The disclosure statement is a form prescribed by the Oklahoma Real Estate Commission that covers the condition of the property’s structure, systems, and environment (roof, foundation, electrical, plumbing, HVAC, termites, water intrusion, environmental hazards, etc.). If a seller fails to provide this disclosure or misrepresents something, the buyer can sue within 2 years after closing for damages. There is also a provision allowing sellers to provide a **Disclaimer Statement** instead (stating the seller makes no representations as to condition), but providing a disclaimer does not shield the seller from liability for failure to disclosure a defect actually known by the seller. Certain transfers (estate executors, foreclosures, between co-owners, new construction) are exempt. Additionally, sellers must disclose **knowledge of certain natural hazards** if asked (like whether property is in a floodplain, which is typically on the disclosure form). Oklahoma also requires separate disclosure if the property is in a *surface* rights-only sale where mineral rights are reserved (often handled in contract, not the form).

• 60 Okla. Stat. §§833–835:contentReference[oaicite:188]{index=188}

MLS Rules

Oklahoma’s main MLS is the MLSOK (Oklahoma City metro) and Tulsa’s MLS. Both require a listing agreement. Clear Cooperation is enforced (MLSOK has heavy fines for 'coming soon' violations). MLS listings usually include an attachment of the Property Condition Disclosure Statement for buyer agents. If a seller is exempt (like a bank-owned sale), the MLS remarks will state 'Seller exempt from disclosure' (which implies buyer gets no form). The MLS imposes usual rules: one front photo required, status changes updated within specified time, no fair housing violations in remarks. In Oklahoma, agents also often disclose in MLS if there’s something like a pending insurance claim on the property (e.g., 'Roof to be replaced by seller’s insurance prior to closing') which, while not legally mandated, is good practice. The MLS does not force that but encourages transparency. Failure to provide accurate data (like listing wrong school district to make a home more appealing) can lead to MLS correction or discipline if intentional. Oklahoma’s MLS fields also include whether the property is on a private septic or well, which aligns with needed disclosures on the form. So the MLS and disclosure form work hand-in-hand to inform buyers.

• MLSOK Rules & Regs

Lead-Based Paint Hazard Disclosure

Federal law (Residential Lead-Based Paint Hazard Reduction Act of 1992) requires sellers of pre-1978 homes to disclose any known lead-based paint or hazards and give buyers the EPA lead safety pamphlet. A 10-day period for lead inspection must be allowed (or waived by agreement).

• 42 U.S.C. 4852d
• 24 CFR 35

Fair Housing Act (No Discriminatory Advertising)

Under federal and Oklahoma law, advertising for home sales must not state any preference or limitation based on protected classes. E.g., ads cannot say 'no children,' 'Christians only,' etc.. The Oklahoma Human Rights Act aligns with federal categories.

• 42 U.S.C. §3604(c)
• 25 Okla. Stat. §1452(A)(7)