Oklahoma 60-Day Notice Overview
Oklahoma does not require a 60-day notice for standard residential tenancy terminations. Under the Oklahoma Residential Landlord and Tenant Act (41 O.S. 101 et seq.), month-to-month tenancies can be terminated with 30 days written notice under 41 O.S. 111. Oklahoma's framework is straightforward and landlord-friendly.
Oklahoma is one of the most landlord-friendly states. The state has no rent control, no just-cause eviction requirements, and a fast eviction process. Security deposits are not capped by statute. The deposit must be returned within 45 days under 41 O.S. 115. Oklahoma prohibits retaliatory evictions under 41 O.S. 123. The Small Claims Court handles most residential evictions quickly.
30 Days
Statutory default
$58-$73
Court filing fees
Written
Notice required
1-3 wks
Court process
When a 60-Day Notice Applies in Oklahoma
Since Oklahoma's statutory default for month-to-month termination is 30 days, understanding when a 60-day notice is actually required or advisable is essential for landlords.
Lease-Required Extended Notice
Many Oklahoma property managers include 60-day clauses. The contractual obligation overrides the 30-day minimum under 41 O.S. 111.
OHFA Programs
Federal Section 8 programs administered through the Oklahoma Housing Finance Agency (OHFA) and local PHAs frequently require 60-90 days notice before termination.
OKC and Tulsa Markets
Oklahoma City and Tulsa have seen growing rental demand. Providing 60 days to long-term tenants reduces legal challenges and allows adequate time to find replacement housing.
Oklahoma Legal Requirements
Oklahoma's landlord-tenant statutes establish specific requirements for termination notices that must be followed precisely.
Oklahoma Retaliatory Eviction Protection
Under 41 O.S. 123, a landlord cannot terminate a tenancy in retaliation for the tenant's good-faith complaint about code violations or exercise of legal rights. Oklahoma courts can dismiss retaliatory evictions. Landlords should document legitimate business reasons for termination.
Notice Content Requirements
- Written Notice: 41 O.S. 111 requires written notice. Oral notice is insufficient under Oklahoma law
- Tenant and Property ID: Include all tenant names from the lease and the complete property address including city, county, and ZIP code
- Termination Date: State the exact date at least 60 days from service, aligned with the end of the monthly rental period
- Landlord Contact: Include the landlord or property manager name, Oklahoma mailing address, and telephone number
- Security Deposit Reference: 41 O.S. 115 requires return of the deposit within 45 days of termination with an itemized list of deductions
How to Serve a 60-Day Eviction Notice in Oklahoma
Proper service is critical in Oklahoma. If the landlord cannot prove the notice was properly delivered, the court will dismiss the eviction action.
Prepare the Notice
Draft using a Oklahoma-specific template referencing 41 O.S. 111. Include all tenant names, property address, and the 60-day termination date
Personal Delivery (Preferred)
Hand-deliver to the tenant at the rental premises. Oklahoma courts prefer personal service. Use a process server or witness
Certified Mail Alternative
Send via certified mail with return receipt. Oklahoma accepts mailed service for landlord-tenant notices
Complete Proof of Service
Document date, time, method, and location of service. Keep certified mail receipts and return cards for court proceedings
File Forcible Entry and Detainer Action
After 60 days expire without the tenant vacating, file an eviction action in Small Claims or District Court where the property is located
Oklahoma Eviction Timeline
Oklahoma's eviction process uses a Forcible Entry and Detainer (FED) action filed in Small Claims Court or District Court under 12 O.S. 1148. After filing, the court schedules a hearing typically within 5-10 days.
At the hearing, both parties present evidence. If the landlord prevails, the court issues a judgment for possession. The writ of execution is issued and the sheriff enforces removal if the tenant does not vacate.
Total court timeline: 1-3 weeks uncontested, 3-6 weeks contested. Oklahoma County (OKC) and Tulsa County have the heaviest caseloads. Combined with the 60-day notice period, the full process spans 9-14 weeks.
Oklahoma Filing Fees & Costs
Eviction costs in Oklahoma vary by county and court type. Below are typical expenses.
| Fee / Cost | Typical Amount |
|---|---|
| Small Claims Court Filing | $58 - $73 |
| Service of Process | $20 - $50 |
| Attorney Fees | $400 - $1,500 |
| Writ of Execution | $15 - $30 |
| Sheriff Enforcement | $50 - $150 |
Sample Oklahoma 60-Day Notice
Below is a preview of our Oklahoma-specific 60-day termination notice template.
60-DAY NOTICE OF TERMINATION
STATE OF OKLAHOMA
Pursuant to 41 O.S. 111
LANDLORD / PROPERTY OWNER:
Name: [Full Legal Name]
Address: [Oklahoma Mailing Address]
TENANT(S):
Name(s): [All Tenant Names]
Rental Address: [Full Property Address]
NOTICE OF TERMINATION:
You are hereby notified that your tenancy at the above premises will terminate on[Date — 60 days from service]. You must vacate and surrender possession by that date.
OKLAHOMA COMPLIANCE NOTE
Your security deposit will be returned within 45 days of vacating per 41 O.S. 115, with an itemized list of deductions. Please provide a forwarding address upon vacating.