Oklahoma Real Estate Commission (OREC) 'Residential Property Condition Disclosure Statement' — or, in lieu of it, the OREC 'Residential Property Condition Disclaimer Statement.' Both are standardized forms promulgated by OREC rule (current versions: 2026 Appendix A - Residential Property Condition Disclosure, and the companion Disclaimer Statement form). A related but distinct form, the 'Licensee's Disclosure to the Buyer' (2026 Licensee Disclosure RPCD), covers the real estate licensee's own duty to flag known defects not in the seller's statement. — Oklahoma Residential Property Condition Disclosure Act (RPCDA), Oklahoma Statutes Title 60, Sections 831-839 (60 O.S. §§831-839), effective July 1, 1995. Structure: §831 short title; §832 definitions; §833 disclaimer/disclosure statement content; §834 delivery/timing; §835 limitation of seller liability; §836 real estate licensee duties; §837 remedies (civil action, actual damages only, 2-year statute of limitations); §838 exemptions; §839 notice/acknowledgment formalities.
Oklahoma is not a pure caveat-emptor state, but it is a limited/hybrid-disclosure state with a broad, commonly-used opt-out. The RPCDA (60 O.S. §833(A)) requires a seller of a 1-2 unit residential property to deliver EITHER (1) a Disclaimer Statement - a short form attesting the seller has never occupied the property, makes no representations about its condition, and has no actual knowledge of any defect - OR (2) a full Disclosure Statement listing known defects in specified categories. Disclosure duties are limited to the seller's actual knowledge; there is no duty to inspect or investigate. In practice, occupant-sellers generally must complete the substantive Disclosure Statement, while non-occupant sellers (landlords who never lived there, some estates/investors) can often use the minimal Disclaimer Statement instead. The Act is triggered only when the seller is represented by a licensee, or an unrepresented seller receives a written buyer request for the statement - so some unrepresented FSBO sales can fall outside the Act's trigger. Remedies are capped at actual damages (e.g., repair cost) via a 2-year statute of limitations, no punitive/exemplary damages are allowed, and the statute expressly supplants common-law disclosure duties. This is meaningfully less protective than 'full disclosure' states like California, but it is not the same as having zero disclosure law.
No amendment to the core disclosure statute (60 O.S. §§831-839) itself was found for 2023-2026; the substantive law is unchanged from prior years. OREC republished its official guidance booklet 'as of May 2025' restating the same statutory text and refreshed the standardized forms for the 2026 contract-forms cycle (a routine annual forms update, not a legal change). The notable adjacent 2025-2026 development is Senate Bill 1075 (signed May 2025, effective November 1, 2025), which adds NEW written-disclosure and cancellation-right requirements for real estate wholesalers specifically (disclosing intent to resell/assign for profit, advising homeowners to seek independent legal counsel, and a 2-business-day cancellation right) - this supplements but does not replace or modify the RPCDA's seller disclosure/disclaimer framework.
Facts on this page reflect research current as of 2026-07-05. Programs, rates, and laws change — confirm current figures with the relevant state agency before relying on them.