Free Oklahoma Commercial Lease Agreement Template

An Oklahoma commercial lease agreement rents non-residential property — a storefront, an office, a warehouse, a workshop — to a tenant who will run a business there. Title 41 of the Oklahoma Statutes covers landlord and tenant, and the Residential Landlord and Tenant Act occupies sections 101 through 136 within it.

Two sections in the same title are written the other way round. Sections 41-51 and 41-52 apply expressly to nonresidential rental property, and they deal with the situation that most often goes wrong at the end of a business tenancy.

The nonresidential provisions concern what happens to property left on the premises.

Property With No Apparent Value

Under 41 O.S. § 52(A), where a tenant abandons, surrenders possession of, or is evicted from nonresidential rental property and leaves goods, furnishings, fixtures, or any other personal property behind, the landlord may take possession of it ten days after the tenant receives personal service of notice, or fifteen days after notice is mailed, whichever is latest.

If the property has no ascertainable or apparent value, the landlord may then dispose of it in a reasonable commercial manner. The landlord also has the option of following subsection B instead.

Property Worth Something

Subsection B applies where the property left behind has an ascertainable or apparent value. The landlord may take possession and give notice demanding removal within dates set out in the notice, but not less than fifteen days after delivery or mailing. If the property is not removed in time, the landlord may sell it at a public sale, and may dispose of perishable commodities in any manner the landlord considers fit.

There is a condition on getting it back. Payment by the tenant of all outstanding rent, damages, storage fees, court costs, and attorneys’ fees is a prerequisite to the return of the personal property.

It goes into storage first, with a duty of care attached. Under 41 O.S. § 52(C), after notice is given under subsection B, the landlord must store all the tenant’s personal property in a place of safekeeping and exercise reasonable care of it.

The section also limits the landlord’s exposure. The landlord is not responsible to the tenant for any loss not caused by the landlord’s deliberate or negligent act.

For a business tenant, that timetable is the practical point. Fixtures, stock, and equipment are exposed on a fifteen-day clock from a mailed notice, and recovering them requires clearing rent, damages, storage fees, and costs first. An Oklahoma commercial lease agreement that sets out its own surrender and removal procedure gives both sides something more predictable to work from.

1. Agree the rent, its review mechanism, the length of the term, and the outgoings split.
2. Write a surrender and removal procedure into the lease, with a timetable both sides can plan around.
3. Identify which fixtures and equipment belong to the tenant and may be removed at the end.
4. Name a notice address for each side, since the § 41-52 clock runs from personal service or mailing.
5. Execute the lease and keep the surrender terms somewhere the operations team will see them.

Title 41’s nonresidential sections cover abandonment; an Oklahoma commercial lease agreement covers everything else:

• Legal names of landlord and tenant, and the entity behind each signature.
• A description of the unit, plus any loading bay, yard, or parking taken with it.
• Rent, the due date, and the basis for increases.
• The term, renewal rights, and what happens on holdover.
• A schedule of tenant fixtures and equipment, and removal rights at the end.
• The apportionment of taxes, insurance premiums, utility charges, and repair costs.
• Permitted use, assignment and subletting consent, and the default and cure procedure.