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One wrong move with a tenant notice in Oklahoma can cost you thousands.
After more than 15 years managing rentals across Oklahoma City, Edmond, Yukon, Del City, Midwest City, and other nearby areas, I’ve seen too many landlords lose time, rent, and even court cases simply because they didn’t follow the right notice rules. Under the Oklahoma Residential Landlord and Tenant Act (ORLTA), the number of days’ notice you give, whether it’s 30, 15, 5, or as little as 24 hours, depends entirely on your lease type and the reason for ending it.
Get it wrong, and your eviction could be dismissed, forcing you to start over. In this article, you’ll learn the exact notice periods for month-to-month rentals, fixed-term leases, non-payment of rent, lease violations, and serious breaches, along with step-by-step instructions on how to serve notices correctly so they stand up in court. Whether you own one property or an entire portfolio, you’ll know exactly how much notice to give a tenant to move out, and how to avoid costly mistakes.eliver those notices in the right way.
Key Takeaways
- 30-Day Notice is required for ending month-to-month tenancies under Oklahoma law (41 OK Stat § 41-111(A)).
- 5-Day Notice to Quit applies for non-payment of rent; tenant must pay or vacate.
- 15-Day Cure or Quit Notice is used for lease violations; the tenant has 10 days to cure, or 15 days to move out.
- Unconditional Quit Notice (24 hours to 5 days) is reserved for serious breaches such as criminal activity.
- Why It Matters: Serving proper notice protects your case in court, avoids delays, lost rent, or dismissed filings.
Why Proper Notice Matters in Oklahoma
Giving proper notice isn’t just a courtesy, it’s the law.
Oklahoma landlords are governed by the Oklahoma Residential Landlord and Tenant Act (ORLTA), which outlines rules for lease termination, eviction, and tenant rights. If you don’t give adequate notice, a judge may dismiss your case, and the tenant could remain in the property longer than you intended, costing you both time and money.
That’s why it’s crucial to understand the types of notices, their timeframes, and how to serve them correctly.
Types of Notices to Vacate in Oklahoma
There are several reasons you might ask a tenant to move out, and each situation requires a different type of notice. Let’s break them down:
1. Notice to Terminate a Month-to-Month Tenancy
If the tenant rents on a month-to-month lease, Oklahoma law requires at least 30 days’ written notice to terminate the agreement. Thus, give notice before the current rental period ends and start of next month to ensure compliance, avoid automatic renewal, and prevent extra charges. You don’t need to give a reason.
- Legal basis: 41 OK Stat § 41-111 (A)
- Notice Period: 30 days
- Delivery: In writing (preferably with proof of service)
This applies whether you’re a landlord or a tenant. Either party can terminate a month-to-month lease with 30 days’ notice.
2. Notice for Lease Termination (Fixed-Term Lease)
If the tenant is on a fixed-term lease (e.g., one year), you generally do not need to give notice if you plan to end the lease at its natural expiration date, unless the lease itself requires notice.
However, if you or the tenant wants to end the lease early, that’s a different story.
- You may need to issue a lease termination notice if you’re ending the agreement before the original end date.
- Some leases have automatic renewal clauses that require you to give 30 to 60 days’ notice to avoid renewal. Always read your lease terms carefully.
3. Notice to Quit for Non-Payment of Rent
If the tenant hasn’t paid rent, you must give a 5-day notice to quit before filing for eviction.
- Legal basis: 41 OK Stat § 41-131 (B)
- Notice Period: 5 days
- Purpose: Gives the tenant a chance to pay or move out
- Form: Written notice (include amount due, due date, and consequences of inaction)
This is the most common form of eviction notice. If the tenant pays within the five days, they can stay. If they don’t, you can proceed with a forcible entry and detainer action (eviction lawsuit).
Want to see how this works in detail? Check out this guide on the 5-day notice to quit.
4. Notice to Cure or Quit (Lease Violations)
If a tenant commits rental agreement violations, such as having unauthorized pets, causing property damage, or other breaches, you must give them a 15-day notice to cure or quit.
- Legal basis: 41 OK Stat § 41-132 (B)
- Notice Period: 15 days
- Details: The Tenant has 10 days to fix the issue, or they must move out within 15 days.
If the tenant doesn’t resolve the issue in time, you can proceed with eviction.
5. Unconditional Quit Notice
This is rare but allowed in extreme cases such as criminal activity, violence, or repeat violations. It gives no option to fix the issue, the tenant must leave.
- Notice Period: Usually 24 hours to 5 days, depending on the severity.
- Legal advice is recommended before using this option.
Notice Timelines
Different situations require different notice periods, depending on the reason for lease termination or eviction. The table below outlines the notice periods required for each scenario.
| Reason for Notice | Notice Period | Type of Lease |
| Ending month-to-month tenancy | 30 days | Month-to-month |
| Ending a fixed-term lease early | Varies (30–60 days or per lease) | Fixed-term |
| Non-payment of rent | 5 days | Any |
| Lease violation (curable) | 15 days (10 to cure) | Any |
| Unconditional quit (serious breach) | 24 hrs – 5 days | Any |
How to Serve a Notice Properly
Serving a notice properly is just as important as the content of the notice itself. Here are acceptable methods under Oklahoma law:
- In-person delivery to the tenant (also known as hand delivered)
- Posting on the door and mailing a copy via certified mail (with return receipt)
- An electronic notice is not legally valid unless the lease specifically allows it
Pro Tip: Always keep a copy of the notice and document how and when it was delivered. This becomes your evidence in court if eviction becomes necessary.
Common Scenarios & What Notice Is Required
Let’s explore a few practical situations that landlords often face.
Scenario 1: You Want to Sell the Property
If your tenant is on a month-to-month lease, you can give 30 days’ notice to vacate.
If it’s a fixed-term lease, you cannot terminate early without cause unless your lease includes an early termination clause.
Scenario 2: Tenant Hasn’t Paid Rent
Issue a 5-day notice to quit. If they still don’t pay, you can file for eviction.
Scenario 3: Tenant Is Breaking Lease Rules
Use the 15-day notice to cure or quit. They get 10 days to fix the issue or move out within 15 days.
Scenario 4: You Want to Move In Yourself
In a month-to-month situation, a 30-day notice is valid.
If the lease is still active, you can’t evict just to occupy the unit. You’d need to wait for the lease to end or consider negotiation or legal guidance if a landlord can break a lease early.
What Happens After Giving Notice?
If the tenant complies, great; no further action is needed. You should request the tenant’s new address to ensure the security deposit can be returned and for any future correspondence. The security deposit will be returned according to state law, minus any deductions for damages or unpaid rent.
If the tenant refuses to leave after the notice period:
- File an eviction lawsuit (known in Oklahoma as a “forcible entry and detainer” action).
- Attend the court hearing — bring documentation (lease, notice, photos, rent ledger).
- If the judge rules in your favor, the tenant will be ordered to vacate.
- If they still don’t leave, a sheriff will enforce the order.
Oklahoma Rental Market Trends
Understanding the rental market helps landlords decide whether to retain or remove tenants. As of early 2025:
- Oklahoma City’s rental vacancy rate is around 5.7%, slightly below the national average.
- Average rent in OKC: $1,185/month (up 3.2% YoY)
- Tenant turnover costs landlords an average of $1,500 per unit (lost rent + cleaning + advertising)
Giving proper notice and working with tenants, rather than surprising them, can reduce turnover and keep your cash flow stable.
Best Practices for Landlords in Oklahoma
To avoid disputes and protect your investment, follow these best practices:
- Always put notices in writing.
- Review your lease agreements — some require more notice than state law.
- Document tenant violations and missed payments.
- Be respectful — tenants are more likely to cooperate when treated fairly.
- Consult an attorney for complex situations, such as breaking a lease or handling discrimination complaints.
Also, consider working with a property management company like OKC Home Realty Services if you own multiple rentals. They can handle notices, evictions, and legal compliance on your behalf.
Final Thoughts on Notice to a Tenant to Move Out
Understanding how much notice to give a tenant in Oklahoma isn’t just about following legal rules; it’s about being a responsible landlord who respects your tenants while protecting your property.
Whether you’re dealing with unpaid rent, a rule-breaking tenant, or just planning to sell or renovate, there’s a right way to handle the transition. The key is to understand which notice applies, deliver it correctly, and stay on top of the timelines.
When in doubt, lean on written documentation, legal resources, or professional help. A well-informed landlord is a successful landlord.
Disclaimer: This article is for informational purposes only and does not constitute legal advice. Always consult a licensed attorney for legal matters.
FAQs on Move Out Notice to Tenant
What happens if you don’t give a 30-day notice to your tenant?
If you don't provide a 30-day notice to your tenant, you may face several issues. First, it could violate the lease agreement, leading to potential legal disputes. The tenant may also have the right to stay longer until proper notice is given, which can result in extra rental payments and legal fees for you. Additionally, courts typically require proof of notice before allowing eviction, so you might encounter challenges in that process. Tenants may contest eviction attempts if proper notice was not provided. Always check local laws and consult a legal professional for guidance.
What's the soonest you can evict a tenant?
The soonest you can evict a tenant typically depends on local laws and the reason for eviction. Generally, you must provide a notice period, which can range from a few days to 30 days or more, depending on the circumstances (e.g., non-payment of rent, lease violations). After the notice period, if the tenant has not vacated, you can file for eviction in court. It's essential to check your local laws for specific requirements and timelines.
Author
Scott Nachatilo is an investor, property manager and owner of OKC Home Realty Services – one of the best property management companies in Oklahoma City. His mission is to help landlords and real estate investors to manage their property in Oklahoma.
