OKLAHOMA STATUTORY NOTICE OF TERMINATION
AND DEMAND FOR POSSESSION
(Comprehensive Eviction Notice Template – Residential Tenancies)
[// GUIDANCE: This template is designed for use by Oklahoma landlords (or their counsel) when providing statutory notice to a residential tenant. Select and tailor the bracketed options to fit the specific factual grounds for the eviction (e.g., non-payment, material breach, hold-over, or statutory “24-hour” offenses). Confirm all facts, dates, and amounts before issuing. The landlord must strictly comply with Oklahoma service requirements to preserve the right to file a forcible-entry-and-detainer (FED) action.]
TABLE OF CONTENTS
I. Document Header
II. Definitions
III. Operative Provisions
IV. Representations & Warranties
V. Covenants & Restrictions
VI. Default & Remedies
VII. Risk Allocation (Not Applicable)
VIII. Dispute Resolution
IX. General Provisions
X. Execution Block & Certificate of Service
I. DOCUMENT HEADER
-
Parties
1.1 Landlord: [LANDLORD LEGAL NAME], a [type of entity or individual], having a principal address at [LANDLORD ADDRESS] (“Landlord”).
1.2 Tenant: [TENANT LEGAL NAME], currently in possession of the Premises defined below (“Tenant”). -
Premises
2.1 Street Address: [PREMISES ADDRESS] (the “Premises”).
2.2 Lease/Rental Agreement Date: [ORIGINAL LEASE DATE] (the “Lease”). -
Effective Date of Notice
3.1 This Notice is issued and effective on [DATE OF NOTICE] (the “Effective Date”). -
Governing Law & Jurisdiction
4.1 This Notice is governed by the Oklahoma Residential Landlord and Tenant Act, Okla. Stat. tit. 41, §§ 101–136 (2023) and other applicable Oklahoma law.
4.2 Any ensuing forcible-entry-and-detainer action shall be filed exclusively in the District Court of [COUNTY] County, State of Oklahoma, Small Claims/Eviction Docket (the “Housing Court”).
II. DEFINITIONS
For purposes of this Notice, the following capitalized terms have the meanings set forth below:
“Cure Amount” – The total monetary amount [specify: of past-due rent, late fees, and other sums] required to cure Tenant’s default, currently $[AMOUNT].
“Notice Period” – The statutory period beginning on the day following valid service of this Notice and expiring at 11:59 p.m. on the final calendar day specified in Section 3.1 of the Operative Provisions.
“Objectionable Conduct” – Any conduct by Tenant, an occupant, or guest that constitutes (i) material non-compliance with the Lease or the Act; (ii) willful or negligent property damage; or (iii) criminal activity described in Okla. Stat. tit. 41, § 132(B).
“Rent” – All amounts due under the Lease for the right to occupy the Premises, including periodic rent, utilities owed to Landlord, and late fees expressly authorized by the Lease and Oklahoma law.
“Service” – Delivery of this Notice in strict compliance with Okla. Stat. tit. 41, § 111(E), as detailed in Section 3.5.
III. OPERATIVE PROVISIONS
3.1 Grounds for Termination & Statutory Notice Period
[SELECT ONE OR MORE; DELETE OTHERS]
(a) Non-Payment of Rent – Five (5) Days to Pay or Quit pursuant to Okla. Stat. tit. 41, § 131(B).
(b) Material Breach of Lease (non-rent) – Ten (10) Days to Cure; Fifteen (15) Days to Quit if uncured, per Okla. Stat. tit. 41, § 132(A).
(c) Property Damage or Criminal Activity – Twenty-Four (24) Hours to Quit under Okla. Stat. tit. 41, § 132(B).
(d) Hold-Over after Lease Expiration – Five (5) Days to Quit pursuant to Okla. Stat. tit. 41, § 111(B).
3.2 Specific Default(s)
Landlord hereby notifies Tenant that the following default(s) have occurred:
• [DESCRIPTION OF DEFAULT – e.g., “Failure to pay Rent for the period 1 May 2025 through 31 May 2025 in the total amount of $___.”]
• [Any additional defaults]
3.3 Cure Requirements
(a) Monetary Defaults – Tenant must remit the Cure Amount in certified funds to Landlord at [PAYMENT ADDRESS] on or before the expiration of the applicable Notice Period.
(b) Non-Monetary Defaults – Tenant must fully remedy each cited breach, deliver written proof of cure, and cease all Objectionable Conduct within the Notice Period.
3.4 Demand for Possession
If Tenant fails to cure within the Notice Period, the Lease shall automatically terminate without further notice, and Tenant shall immediately surrender possession of the Premises to Landlord.
3.5 Service of Notice
This Notice shall be served by one of the following methods authorized under Okla. Stat. tit. 41, § 111(E):
• Personal delivery to Tenant;
• Certified mail, return receipt requested, to Tenant’s last-known address; or
• Posting in a conspicuous place on the Premises AND mailing a copy by certified mail on the same day.
IV. REPRESENTATIONS & WARRANTIES
4.1 Landlord represents that, to the best of its knowledge and belief:
(a) Landlord is the lawful owner or authorized agent of the Premises.
(b) All Cure Amount figures are accurate as of the Effective Date.
4.2 Tenant represents and is deemed to warrant, by any continued occupancy after the Effective Date, that:
(a) Tenant received actual or constructive knowledge of this Notice upon Service; and
(b) All information provided by Tenant in any response or partial payment is true and complete.
[// GUIDANCE: Reps & warranties in a notice context mainly support later affidavits or testimony that the notice was properly issued and received.]
V. COVENANTS & RESTRICTIONS
5.1 Tenant shall not, during the Notice Period:
(a) Remove any fixtures or improvements from the Premises;
(b) Commit waste or cause damage;
(c) Interfere with Landlord’s lawful access as permitted by law; or
(d) Engage in any activity that would constitute a further breach of the Lease or the Act.
5.2 Landlord shall refrain from self-help eviction or utility shut-off and shall seek possession only through lawful court processes.
VI. DEFAULT & REMEDIES
6.1 Events of Default
Each of the following constitutes an Event of Default:
(a) Failure to cure monetary or non-monetary breaches within the Notice Period;
(b) Failure to vacate the Premises at the end of the Notice Period;
(c) Commission of new Objectionable Conduct during the Notice Period.
6.2 Remedies
Upon any Event of Default, Landlord may pursue one or more of the following, cumulatively or in the alternative:
(i) Initiate a forcible-entry-and-detainer action for possession, past-due Rent, damages, costs, and statutory hold-over rent;
(ii) Seek immediate issuance of a writ of execution/restoration of possession;
(iii) Apply for injunctive relief to abate continuing violations;
(iv) Recover reasonable attorney fees and court costs as authorized by Okla. Stat. tit. 41, § 123.
6.3 Reservation of Rights
Landlord’s acceptance of partial payment during the Notice Period shall not waive any rights unless Landlord and Tenant execute a written settlement expressly reinstating the Lease.
VII. RISK ALLOCATION
[NOT APPLICABLE – Indemnification and liability caps intentionally omitted per user metadata.]
VIII. DISPUTE RESOLUTION
8.1 Governing Law – Oklahoma law exclusively governs all disputes arising from this Notice and the underlying tenancy.
8.2 Forum Selection – Any legal action shall be brought in the District Court of [COUNTY] County, State of Oklahoma, Small Claims/Eviction Docket.
8.3 Arbitration – Not available; any references to arbitration are expressly disclaimed.
8.4 Jury Waiver – No waiver of Tenant’s constitutional right to a jury trial is sought or implied.
8.5 Preservation of Injunctive Relief – Nothing herein limits Landlord’s right to seek temporary or permanent injunctive relief, including but not limited to immediate possession or restraining orders.
IX. GENERAL PROVISIONS
9.1 No Waiver – Landlord’s failure to enforce any provision herein shall not be deemed a future waiver.
9.2 Severability – If any clause of this Notice is held invalid, the remaining provisions shall remain in full force to the extent permitted by law.
9.3 Entire Notice – This instrument constitutes the entire statutory notice required under applicable Oklahoma law; no prior or contemporaneous oral statements shall modify its terms.
9.4 Amendments – Any modification must be in a signed writing by Landlord.
9.5 Electronic Signatures – Facsimile, scanned, or electronic signatures shall be deemed originals for all purposes.
X. EXECUTION BLOCK & CERTIFICATE OF SERVICE
IN WITNESS WHEREOF, Landlord has executed this Notice as of the Effective Date.
[LANDLORD NAME]
[Title, if entity]
Date: _______
Certificate of Service
I, the undersigned, certify under penalty of perjury that on [SERVICE DATE] I served the foregoing Oklahoma Statutory Notice of Termination and Demand for Possession upon [TENANT NAME] by:
[ ] Personal delivery to Tenant
[ ] Certified mail, return receipt requested, tracking no. ____
[ ] Posting in a conspicuous place on the Premises AND mailing a copy by certified mail on the same day
[SIGNATURE OF SERVER]
Name: ____
Address: ___
Phone: ____
[// GUIDANCE: Maintain copies of (i) the signed Notice, (ii) the Certificate of Service, and (iii) all postal receipts or photographs of posted Notice. Attach these to the petition when filing the FED action.]
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