Oklahoma 2024 Regular Session

Oklahoma House Bill HB3095 Compare Versions

Version 1 (Old)

Version 2 (New)

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3		-	ENGR. H. B. NO. 3095 Page 1 1
	3	+	HB3095 HFLR Page 1
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28		-	ENGROSSED HOUSE
29		-	BILL NO. 3095 By: Tedford and Dollens of the
30		-	House
	29	+	HOUSE OF REPRESENTATIVES - FLOOR VERSION
31	30
32		-	~~and~~
	31	+	STATE OF OKLAHOMA
33	32
34		-	Rogers of the Senate
	33	+	2nd Session of the 59th Legislature (2024)
	34	+
	35	+	COMMITTEE SUBSTITUTE
	36	+	FOR
	37	+	HOUSE BILL NO. 3095 By: Tedford
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	42	+
	43	+	COMMITTEE SUBSTITUTE
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40	45		An Act relating to landlord and tenant; providing for
41	46		preemption; prohibiting retaliation by a landlord;
42	47		providing retaliatory actions; provides when an act
43	48		is not retaliatory; provides remedies for landlord
44	49		retaliation; providing remedies for landlord when
45	50		tenant makes invalid retaliation compla int; providing
46		-	for codification; and providing an effective date.
	51	+	that relation by a landlord is a defense for eviction
	52	+	in certain circumstances; providing for codification;
	53	+	and providing an effective date .
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52	59		BE IT ENACTED BY THE PEOPLE OF THE STATE OF OKLAHOMA:
53	60		SECTION 1. NEW LAW A new se ction of law to be codifi ed
54	61		in the Oklahoma Statutes as Section 137 of Title 41, unless there is
55	62		created a duplication in numbering, reads as follows:
56	63		The regulation of residential tenancies, the landlord -tenant
57	64		relationship, and all o ther matters covered under this title are
58	65		preempted to the state. This title supersedes any local government
59		-	regulations on matters covered under Title 41 of the Oklahoma
60		-	Statutes, including, but not limited to, the screening process used
61		-	by a landlord in approving tenancies; security deposits; rental
62		-	agreement applications and fees associated with such applications;
63		-	terms and conditions of rental agreements; the rights and
	66	+	regulations on matters covered under this title, including, but not
	67	+	limited to, the screening process used by a landlord in approving
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65		-	ENGR. H. B. NO. 3095 Page 2 1
	69	+	HB3095 HFLR Page 2
	70	+	BOLD FACE denotes Committee Amendments. 1
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90		-	responsibilities of the landlord and tenant; disclosures concerning
91		-	the premises; the dwelling unit; the rental agreement; or the rights
92		-	and responsibilities of the landlord and tenant; fees charged by the
93		-	landlord; or notice requirement.
	95	+	tenancies; security deposits; rental agreement applications and fees
	96	+	associated with such applications; terms and conditions of rental
	97	+	agreements; the rights and responsibiliti es of the landlord and
	98	+	tenant; disclosures concerning the premises ; the dwelling unit; the
	99	+	rental agreement; or the rights and responsibilities of the landlord
	100	+	and tenant; fees charged by the landlord ; or notice requirement.
94	101		SECTION 2. NEW LAW A new section of law to be codified
95	102		in the Oklahoma Statutes as Section 139 of Title 41, unless there is
96	103		created a duplication in numbering, reads as follows:
97	104		A. A landlord may not retaliate against a tenant by taking an
98		-	action described by subsection B ~~of this section~~ because the tenant:
	105	+	action described by subsection B because the tenant:
99	106		1. In good faith exercis es or attempts to exercise against a
100		-	landlord a right or remedy granted to the tenant by lease,
	107	+	landlord a right or remedy granted to the tenant by lease, municipal
101	108		ordinance, or federal or state statute;
102	109		2. Gives a landlord a notice to repair or exercis e a remedy
103		-	under Title 41 of the Oklahoma ~~Statutes~~; or
	110	+	under Title 41 of the Oklahoma Statu tes;
104	111		3. Complains to a governmental ent ity responsible for enforcing
105	112		building or housing codes, a public utility, or a c ivic or nonprofit
106	113		agency, and the tenant:
107	114		a. claims a building or housing code violation or utility
108		-	problem,
	115	+	problem, and
109	116		b. believes in good faith that the complaint is valid and
110		-	that the violation or problem occurred, and
111		-	c. has notified the landlord who has not remedied the
112		-	code violation in a reasonable time.
	117	+	that the violation or problem occurred; or
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114		-	ENGR. H. B. NO. 3095 Page 3 1
	119	+	HB3095 HFLR Page 3
	120	+	BOLD FACE denotes Committee Amendments. 1
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139		-	B. A landlord may not, within si xty (60) days after the date of
	145	+	4. Establishes, attempts to establish, or participates in a
	146	+	tenant organization.
	147	+	B. A landlord may not, within six (6) months after the date of
140	148		the tenant's action under subsection A of this section, retaliate
141	149		against the tenant by:
142	150		1. Filing an eviction proceeding, except for legitimate reasons
143	151		authorized by law;
144	152		2. Depriving the tenant of the use of the premises, except for
145	153		reasons authorized by law;
146		-	3. Increasing the tenant's rent or terminating the tenant's
	154	+	3. Decreasing services to the tenan t;
	155	+	4. Increasing the tenant's rent or terminating the tenant 's
147	156		lease; or
148		-	4. Engaging, in bad faith, in a course of conduct that
	157	+	5. Engaging, in bad faith, in a course of conduct that
149	158		materially interferes with the tenant 's rights under the tenant 's
150	159		lease.
151	160		C. The landlord is not liable for retaliation under this
152		-	section if the action was not made for ~~purposes of retaliation, nor~~
153		-	is the landlord liable, unless the ~~action violates a prior court~~
154		-	order for:
	161	+	section if the landlord proves that the action was not made for
	162	+	purposes of retaliation, nor is the landlord liable, unless the
	163	+	action violates a prior court order for:
155	164		1. Increasing rent under an escalation clause in a written
156		-	lease; or
	165	+	lease for utilities, t axes, or insurance; or
157	166		2. Increasing rent or reducing services as part of a pattern of
158		-	rent increases or service reductions.
159		-	D. An eviction or lease termination based on the following
160		-	circumstances, which are valid grounds for eviction or lease
161		-	termination in any event, does n ot constitute retaliation:
	167	+	rent increases or service reductions for an entire multi -dwelling
	168	+	project.
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163		-	ENGR. H. B. NO. 3095 Page 4 1
	170	+	HB3095 HFLR Page 4
	171	+	BOLD FACE denotes Committee Amendments. 1
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	196	+	D. An eviction or lease t ermination based on the following
	197	+	circumstances, which are valid gr ounds for eviction or lea se
	198	+	termination in any event, does not constitute retaliation:
188	199		1. The tenant is delinquent in rent when the landlord gives
189	200		notice to vacate or files an eviction ac tion;
190		-	2. The tenant, a member of the tenant's family, the tenant's
191		-	animal or pet, or another persons animal or pet on the premi ses with
192		-	the tenant's consent intentionall y damages property on the premises
	201	+	2. The tenant, a member of the tenant 's family, or a guest or
	202	+	invitee of the tenant in tentionally damages property on the premises
193	203		or by word or conduct threatens the personal safety of the landlord,
194		-	the landlord's employees, agents, or another tenant;
195		-	3. The tenant has breached the lease, other than by hold ing
196		-	over, except as provided by this secti on;
	204	+	the landlord's employees, or another tenant;
	205	+	3. The tenant has materially breached the lease, other than by
	206	+	holding over, by an action such a s violating written lease
	207	+	provisions prohibiting serious misconduct or criminal acts, except
	208	+	as provided by this section;
197	209		4. The tenant holds over after giving notice of termination or
198	210		intent to vacate;
199	211		5. The tenant holds over a fter the landlord gives n otice of
200		-	termination effective at the end of the rental term;
	212	+	termination at the end of the rental term and the tenant does not
	213	+	take action until after the landlord gives notice of ter mination;
	214	+	or
201	215		6. The tenant holds over and the landlord's notice of
202		-	termination is motivated by a good faith belief that the tenant or a
203		-	member of the tenant's family, the tenant's animal or pet, or
204		-	another persons animal or pet on the premises with the tenant's
205		-	consent might:
206		-	a. adversely affect the quiet enjoyment by othe r tenants
207		-	or neighbors,
208		-	b. materially affect the health or safety of the
209		-	landlord, other tenants, or neighbors, or
210		-	c. damage the property of the landlord, other tenants, or
211		-	neighbors; or
	216	+	termination is motivated by a g ood faith belief that the tenant, a
	217	+	member of the tenant 's family, or a guest or invitee of the tenant
	218	+	might:
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213		-	ENGR. H. B. NO. 3095 Page 5 1
	220	+	HB3095 HFLR Page 5
	221	+	BOLD FACE denotes Committee Amendments. 1
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238		-	7. Any other reason author ized by the Oklahoma Residential
239		-	Landlord and Tenant Act or the lease agreement.
	246	+	a. adversely affect the quiet enjoyment by other tenants
	247	+	or neighbors,
	248	+	b. materially affect the health or safety of the
	249	+	landlord, other tenants, o r neighbors, or
	250	+	c. damage the property of the landlord, other tenants, or
	251	+	neighbors.
240	252		SECTION 3. NEW LAW A new section of law to be codified
241	253		in the Oklahoma Statutes as Sect ion 140 of Title 41, unless there is
242	254		created a duplication i n numbering, reads as fo llows:
243	255		In addition to other remedies provided by law, if a landlord
244	256		retaliates against a tenant under this act, the tenant may recover
245		-	from the landlord a civil penalty of one (1) month's rent plus Five
246		-	Hundred Dollars ($500.00), actual damages, court costs, and actual
247		-	and reasonable attorney fees, less any delinquent rents or other
	257	+	from the landlord a civil penalty of one month's rent plus Five
	258	+	Hundred Dollars ($500.00), actual damages, court costs, a nd
	259	+	reasonable attorney's fees in an action for recovery of property
	260	+	damages, moving costs , actual expenses, civil penalties, or
	261	+	declaratory or injunctive relief, less any d elinquent rents or other
248	262		sums for which the tenant is liable to the landlord. If th e
249	263		tenant's rent payment to the landlord is subsidized in whole or in
250	264		part by a government al entity, the civil penalty granted under this
251	265		section shall reflect the fair mark et rent of the dwelling plus Five
252	266		Hundred Dollars ($500.00).
253	267		SECTION 4. NEW LAW A new section of law to be codified
254	268		in the Oklahoma Statutes as Section 141 of Title 41, unless there is
255	269		created a duplication in numbering, reads as fo llows:
256		-	A. If a tenant files or prosecutes a suit for retaliatory
257		-	action based on a complaint asserted under Section 2 of this act and
258		-	the government building or housing inspector or utility company
259		-	representative visits the premises and determines that a violation
260		-	of a building or housing code does not exist or that a utility
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262		-	ENGR. H. B. NO. 3095 Page 6 1
	271	+	HB3095 HFLR Page 6
	272	+	BOLD FACE denotes Committee Amendments. 1
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287		-	problem does not exist, there is a rebuttable presumption that the
288		-	tenant acted in bad faith.
	297	+	A. If a tenant files or prosecutes a suit for retali atory
	298	+	action based on a complaint asserted under Section 3 of this act and
	299	+	the government building or housing inspector or utility company
	300	+	representative visits the premises and determines in writ ing that a
	301	+	violation of a building or housing code does not exist or that a
	302	+	utility problem does not exist, there is a rebuttable presumption
	303	+	that the tenant acted in bad faith.
289	304		B. If a tenant files or prosecutes a suit under this act in bad
290	305		faith, the landlord may recover possession of the dwelling unit and
291		-	may recover from the tenant a civil penalty of one (1) month's rent
292		-	plus Five Hundred Dollars ($500.00), court costs, and actual and
293		-	reasonable attorney fees. If the tenant's rent payment to the
294		-	landlord is subsidized in whole or in part by a governmental entity,
295		-	the civil penalty granted under this section shall reflect the fair
296		-	market rent of the dwelling plus Five Hundred Dollars ($500.00).
297		-	SECTION 5. This act shall become effective November 1, 2024.
298		-	Passed the House of Representatives the 13th day of March, 2024.
	306	+	may recover from the tenant a civil penalty of one month 's rent plus
	307	+	Five Hundred Dollars ($500.00), court costs, and reasonable attorney
	308	+	fees. If the tenant 's rent payment to the landlord is subsidiz ed in
	309	+	whole or in part by a gover nmental entity, the civil p enalty granted
	310	+	under this section shall reflect the fair market rent of the
	311	+	dwelling plus Five Hundred Dollars ($500.00).
	312	+	SECTION 5. NEW LAW A new section of law to be codified
	313	+	in the Oklahoma Statutes as Section 142 of Title 41, unless there is
	314	+	created a duplication in numbering, reads as follows:
	315	+	In an eviction suit, retaliation by the landlord under Section 3
	316	+	of this act is a defense and a rent deduction lawfully made by the
	317	+	tenant under this act is a defense for nonpayment of the rent to the
	318	+	extent allowed by this title. Other judicial act ions under this
	319	+	title may not be joined with an eviction suit or asserted as a
	320	+	defense or cross-claim in an eviction suit.
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	322	+	HB3095 HFLR Page 7
	323	+	BOLD FACE denotes Committee Amendments. 1
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	348	+	SECTION 6. This act shall become effective November 1, 2024.
301	349
302		-
303		-	Presiding Officer of the House
304		-	of Representatives
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306		-
307		-
308		-	Passed the Senate the ___ day of __________, 2024.
309		-
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311		-
312		-
313		-	Presiding Officer of the Senate
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315		-
	350	+	COMMITTEE REPORT BY: COMMITTEE ON RULES, dated 02/28/2024 - DO PASS,
	351	+	As Amended.