Disclosures and Hazards
Five of the fifty state items. Two statutes carry the area: the Residential Property Condition Disclosure Act at 60 O.S. §§ 831-839, and the psychologically impacted property section at 59 O.S. § 858-513 with its implementing rule at OAC 605:10-15-3.
Disclosure statement or disclaimer statement
Section 833(A) gives the seller a choice of two forms, both developed by the Commission by rule and printed at Appendices A and B of OAC Title 605, Chapter 10. The disclaimer statement is available only to a seller who "has never occupied the property and makes no disclosures concerning the condition of the property" and "has no actual knowledge of any defect" - both limbs are required. The disclosure statement identifies the items included in the sale and whether they are in normal working order, and states whether the seller has actual knowledge of defects in water and sewer systems including flood zone status, structural systems, plumbing, electrical, heating and air conditioning, wood-destroying organisms, major fire or tornado damage, land use matters, hazardous or regulated materials, prior manufacture of methamphetamine, and any other known defects. Either form must be completed, signed and dated by the seller no more than one hundred eighty days before the purchaser receives it.
Delivery, amendment and the licensee's duties
The seller should deliver as soon as practicable and "in any event… before acceptance of an offer to purchase" (§ 834(A)); if it arrives after an offer has been made, the offer may be accepted only after the purchaser acknowledges receipt and confirms the offer. A seller who learns of a defect after delivery must promptly deliver a disclosure or amended disclosure. Section 836 gives the licensee assisting the seller the duty to obtain the form and make it available to potential purchasers before acceptance of an offer, and the licensee assisting the purchaser the mirror duty; both must disclose any defect actually known to the licensee that is not in the statement. Neither has any duty to inspect the property independently or to verify what the seller wrote. Non-compliance draws discipline under 59 O.S. § 858-208(6), and 59 O.S. § 858-312(23) makes violating the Act a cause in itself.
Scope, exemptions and remedies
"Property" means residential real property improved with not less than one nor more than two dwelling units (§ 832(8)), and a "defect" is a condition that would materially affect the monetary value of the property or impair the health or safety of future occupants (§ 832(9)). Section 838(A) exempts nine categories of transfer - court-ordered transfers, foreclosure and deed-in-lieu transfers, non-occupant fiduciaries, co-owner to co-owner, spouses and lineal relatives, divorce settlements, mergers and parent-subsidiary transfers, governmental entities, and newly constructed previously unoccupied dwellings. Section 837 limits the purchaser to actual damages including the cost of repair, bars exemplary damages, requires suit within two years after the date of transfer, awards costs and a reasonable attorney fee to the prevailing party, and provides that a transfer is not invalidated by a failure to comply.
Psychologically impacted property and offender information
Section 858-513(A) provides that the fact or suspicion that a property is psychologically impacted - including that an occupant was infected with HIV or diagnosed with AIDS or another disease highly unlikely to be transmitted by occupancy, or that the property was or was suspected to have been the site of a suicide, homicide or other felony - "is not a material fact that must be disclosed in a real estate transaction," and (B) bars any cause of action for failing to disclose it. Subsection (C) and OAC 605:10-15-3 then set a procedure: where a purchaser or lessee in the process of making a bona fide written offer tells the licensee in writing that the factor is important to the decision, the licensee must inquire of the owner and report the findings with the owner's consent, and if the owner refuses, must say so. Section 858-514 provides that the Sex Offenders Registration Act and the Mary Rippy Violent Crime Offenders Registration Act impose no disclosure duty on a licensee.
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State-specific details
State exam facts
- State regulator
- Oklahoma Real Estate Commission (OREC)
- Exam vendor
- Pearson VUE
- Prelicensing education
- 90 clock hours of advanced instruction + the 15-hour Broker in Charge course
- Passing score
- 75% scaled on each portion
- Scored questions
- 130
- Time limit
- 240 minutes
Who regulates real estate brokers in Oklahoma?
The Oklahoma Real Estate Commission (OREC) licenses brokers, broker associates, sales associates, and provisional sales associates under 59 O.S. §§ 858-101 et seq. OREC's exams are delivered by Pearson VUE, which replaced PSI; the current Oklahoma content outline took effect April 2, 2024.
What experience do I need before the Oklahoma broker exam?
Under 59 O.S. § 858-303, a broker applicant needs two years of active licensure within the previous five years (or its equivalent) AND documentation verifying ten completed real estate transactions within the past five years, on top of 90 clock hours of advanced real estate instruction and the Broker in Charge course.
How is the Oklahoma broker exam structured?
Two separately scored portions delivered by Pearson VUE: a national portion of 80 scored items plus 5 pretest items in 150 minutes, and an Oklahoma state portion of 50 scored items plus 10 pretest items in 90 minutes. A scaled score of 75% is required on each. Salesperson candidates take a 40-item state portion and need 70% — the higher broker standard is OREC's own long-standing rule at OAC 605:10-3-5(f), not a 2024 change. Two of the six state areas, Trust Accounts and Trust Funds and Broker Management, are broker-only and account for 14 of the 50 state items.
Sources: https://oklahoma.gov/orec.html, https://www.pearsonvue.com/us/en/ok/realestate.html, https://www.pearsonvue.com/content/dam/VUE/vue/en/documents/publications/093800.pdf, https://www.pearsonvue.com/content/dam/VUE/vue/en/documents/publications/093801.pdf, https://oklahoma.gov/content/dam/ok/en/orec/documents/meetings/Nov%201%202025%20Oklahoma%20Real%20Estate%20Commission%20Code%20and%20Rules%20Book.pdf
In the Oklahoma Real Estate Broker guide: A 60-question national practice exam, with a key that explains all four options and not just the right one. Practice here stays free.