Oklahoma 30-Day Notice to Terminate Tenancy (No Cause)

OKLAHOMA 30-DAY NOTICE TO TERMINATE TENANCY (NO CAUSE)

TABLE OF CONTENTS

1. Notice Header and Recipients
2. Tenancy and Premises
3. Statutory Authority for Termination
4. Notice of Termination — Demand for Possession
5. Surrender Procedures
6. Security Deposit and Final Accounting
7. Tenant Rights Notice
8. Reservation of Rights
9. Method of Delivery / Service
10. Signature
11. Affidavit / Certificate of Service
12. Oklahoma Practice Notes
13. Sources and References

1. NOTICE HEADER AND RECIPIENTS

THIRTY (30)-DAY NOTICE TO TERMINATE TENANCY

(41 O.S. § 111(B) — Oklahoma Residential Landlord and Tenant Act)

Date of Notice: [__/__/____]

TO: [TENANT'S FULL LEGAL NAME], and all other occupants of the Premises.

2. TENANCY AND PREMISES

2.1. You ("Tenant") occupy the above-described real property (the "Premises") under a:

• ☐ Month-to-month tenancy beginning on or about [__/__/____]
• ☐ Tenancy at will / sufferance
• ☐ Periodic tenancy renewing monthly under a written rental agreement dated [__/__/____]

2.2. Monthly rent in the amount of $[AMOUNT] is due on the [____] day of each month.

2.3. The Premises is a "dwelling unit" within the meaning of 41 O.S. § 102 and is governed by the Oklahoma Residential Landlord and Tenant Act ("ORLTA"), 41 O.S. § 101 et seq.

3. STATUTORY AUTHORITY FOR TERMINATION

3.1. Under 41 O.S. § 111(B), where the tenancy is month-to-month or a tenancy at will, the landlord or the tenant may terminate the tenancy by giving the other party WRITTEN NOTICE at least THIRTY (30) DAYS before the termination date.

3.2. Under 41 O.S. § 111(E), the 30-day period begins to run from the date the notice is SERVED, and the notice shall be served on the tenant or landlord PERSONALLY unless otherwise specified by law.

4. NOTICE OF TERMINATION — DEMAND FOR POSSESSION

4.1. YOU ARE HEREBY NOTIFIED that, pursuant to 41 O.S. § 111(B), the rental agreement and your tenancy of the Premises shall TERMINATE on:

TERMINATION DATE: [__/__/____]

(which date is at least the THIRTY-FIRST (31st) day after this Notice is served on you).

4.2. On or before the Termination Date, you must:

• (a) VACATE the Premises;
• (b) REMOVE all of your personal property and that of all other occupants and guests;
• (c) RETURN all keys, access cards, garage remotes, and other access devices to Landlord; and
• (d) LEAVE the Premises in the condition required by the rental agreement, ordinary wear and tear excepted.

4.3. If you fail to vacate by the Termination Date, Landlord will commence a Forcible Entry and Detainer action under 12 O.S. § 1148.1 et seq. and will seek, in addition to possession:

• (a) Damages for the holdover period, including up to TWO (2) months' rent or TWICE the actual damages, whichever is greater, under 41 O.S. § 130, if the holdover is willful and not in good faith;
• (b) Court costs;
• (c) Attorney's fees if authorized by contract or statute (41 O.S. § 105);
• (d) Pre- and post-judgment interest at the statutory rate.

5. SURRENDER PROCEDURES

5.1. To facilitate an orderly surrender, please contact Landlord/Agent at the address and telephone below at least seven (7) days before the Termination Date to schedule a move-out walkthrough:

5.2. Forwarding address for security-deposit return and final correspondence (please provide):

[FORWARDING STREET ADDRESS]

[FORWARDING CITY, STATE, ZIP]

[FORWARDING EMAIL] — [FORWARDING PHONE]

6. SECURITY DEPOSIT AND FINAL ACCOUNTING

6.1. Tenant's security deposit on file: $[AMOUNT].

6.2. Pursuant to 41 O.S. § 115, the security deposit will be returned (less itemized deductions for unpaid rent and damages beyond ordinary wear and tear) within FORTY-FIVE (45) DAYS after (a) termination of the tenancy, (b) delivery of possession, AND (c) Tenant's WRITTEN DEMAND for return delivered to Landlord.

6.3. TENANT IS REQUIRED TO MAKE WRITTEN DEMAND for return of the security deposit. The 45-day clock does not start without it. Use the forwarding address space above and check this box if Tenant intends this Notice (with Tenant's signed acknowledgment of forwarding address) to constitute written demand: ☐.

6.4. Misappropriation of a security deposit is unlawful under 41 O.S. § 115 and is punishable by up to six (6) months' imprisonment and a fine not exceeding TWICE the misappropriated amount.

7. TENANT RIGHTS NOTICE

7.1. No-cause termination — your defenses. A no-cause termination must not violate federal or state anti-discrimination laws or retaliate against the exercise of fair-housing rights. If you believe this Notice was given because of your race, color, national origin, religion, sex, familial status, disability, or another protected status, or in retaliation for a fair-housing complaint, you may contact:

• HUD Office of Fair Housing and Equal Opportunity — 1-800-669-9777 / hud.gov
• Oklahoma Attorney General Office of Civil Rights Enforcement — oag.ok.gov
• Metropolitan Fair Housing Council of Oklahoma — metrofairhousing.org

7.2. Self-help is illegal. Under 41 O.S. § 123, Landlord MAY NOT remove you, change locks, remove doors, shut off utilities, or otherwise interfere with your possession except by a court order issued in a forcible entry and detainer action.

7.3. Free or low-cost legal help:

• Legal Aid Services of Oklahoma — 1-888-534-5243 / oklaw.org
• Oklahoma Bar Association Lawyer Referral — 1-800-522-8065
• 211 Oklahoma — dial 2-1-1 for housing-assistance referrals

7.4. Subsidized housing. If your rental is supported by a Section 8 voucher, public housing, or another federal subsidy, additional protections may apply (HUD lease grievance procedures; CARES Act 30-day notice for covered properties; "good cause" eviction restrictions). Consult an attorney before vacating.

8. RESERVATION OF RIGHTS

8.1. By giving this Notice, Landlord does not waive, and expressly reserves, all rights and remedies under the rental agreement and Oklahoma law, including the right to recover unpaid rent, damages to the Premises, holdover damages under 41 O.S. § 130, costs, and attorney's fees as authorized.

8.2. Acceptance of rent for any period after the Termination Date is conditional and shall NOT be deemed a waiver of this Notice or a renewal of the tenancy unless agreed by Landlord in a writing signed by Landlord.

8.3. This Notice is given without prejudice to any other notices, demands, or claims, and Landlord may also serve a § 131 pay-or-quit notice or a § 132 cure-or-quit notice if grounds independently exist.

9. METHOD OF DELIVERY / SERVICE

9.1. This Notice was served on Tenant by the following method (mark all that apply):

• ☐ Personal delivery to [TENANT NAME] on [__/__/____] at approximately [___:___ AM/PM]
• ☐ Delivery to a person of suitable age and discretion residing at the Premises (name: [________]) on [__/__/____]
• ☐ Posting in a conspicuous place at the Premises on [__/__/____] (photograph retained)
• ☐ U.S. Certified Mail, return receipt requested, postmarked [__/__/____], tracking no. [________]
• ☐ U.S. First-Class Mail, postmarked [__/__/____]
• ☐ Electronic communication pursuant to written agreement of the parties dated [__/__/____]

10. SIGNATURE

Dated: [__/__/____]

Landlord / Authorized Agent:

By: ________________________________

Print Name: [________________________________]

Title: [________________________________]

Address: [________________________________]

Telephone: [________________________________]

Email: [________________________________]

11. AFFIDAVIT / CERTIFICATE OF SERVICE

STATE OF OKLAHOMA )
) ss.
COUNTY OF [________] )

The undersigned, being first duly sworn, deposes and says that on [__/__/____] at approximately [___:___ AM/PM], the undersigned served the foregoing 30-DAY NOTICE TO TERMINATE TENANCY on [TENANT NAME] by the method(s) checked in Section 9 of the Notice.

________________________________

Affiant Signature

Print Name: [________________________________]

Subscribed and sworn to before me this [____] day of [MONTH], [YEAR].

________________________________

Notary Public

My commission expires: [__/__/____]

Commission no.: [________]

12. OKLAHOMA PRACTICE NOTES

12.1. No-cause means no statement of cause. Do not include factual grounds. The notice's legal validity rests on (a) periodic-tenancy status, (b) at-least-30-days notice, and (c) proper service. Adding allegations invites litigation on those allegations.

12.2. Match termination date to a rent period when possible. Although § 111(B) does not strictly require termination on a rent-period boundary, aligning the Termination Date with the last day of a rental month avoids accounting disputes.

12.3. Fixed-term leases. This notice CANNOT terminate a fixed-term lease before its natural expiration. For a fixed-term lease, use either a non-renewal notice (at expiration) or a § 132 cure-or-quit (for breach).

12.4. Holdover after Termination Date. If Tenant remains, Landlord must file FED under 12 O.S. § 1148.1; the FED summons commands trial 5–10 days from issuance (12 O.S. § 1148.4). Self-help is barred under § 123.

12.5. Discrimination overlay. Federal Fair Housing Act and 25 O.S. § 1452 prohibit terminations motivated by protected-class status. Document a legitimate, neutral business reason in your file even though it is not stated in the notice.

12.6. Source-of-income protection. Oklahoma's source-of-income protection is narrow: it applies only when income-based discrimination occurs in conjunction with another protected-class basis. Local ordinances may differ; verify Oklahoma City and Tulsa rules.

12.7. Section 8 / public housing. HUD rules generally require GOOD CAUSE and additional procedural steps; a § 111(B) no-cause notice will not survive challenge in such tenancies.

12.8. CARES Act. For "covered properties" (as defined in 15 U.S.C. § 9058), 30 days' notice to vacate is required for nonpayment-related terminations. Confirm covered status before relying on this notice in mixed-cause scenarios.

12.9. Acceptance of rent waives the notice. Once Landlord accepts a rent payment for a period beyond the Termination Date, Oklahoma courts will likely treat the tenancy as renewed for that period. Reject or escrow tenders.

12.10. Mobile-home parks. The Oklahoma Mobile Home Parks Act has different notice rules; this template does not apply.

13. SOURCES AND REFERENCES

• 41 O.S. § 111 — Termination of tenancy (30-day for month-to-month; 7-day for week-to-week; service requirements).
• 41 O.S. §§ 101–136 — Oklahoma Residential Landlord and Tenant Act.
• 41 O.S. § 102 — Definitions and scope.
• 41 O.S. § 105 — Attorney fees.
• 41 O.S. § 115 — Damage or security deposits (45-day return; misappropriation penalty).
• 41 O.S. § 116 — Tenant's obligations.
• 41 O.S. § 118 — Landlord's duty to maintain.
• 41 O.S. § 123 — Wrongful removal or exclusion (self-help bar).
• 41 O.S. § 130 — Holdover damages.
• 12 O.S. § 1148.1 et seq. — Forcible Entry and Detainer Act.
• 25 O.S. § 1452 — Oklahoma Anti-Discrimination Act.
• 42 U.S.C. § 3601 et seq. — Federal Fair Housing Act.
• 15 U.S.C. § 9058 — CARES Act 30-day notice for covered properties.
• Oklahoma Statutes online: https://www.oklegislature.gov/osstatuestitle.aspx
• Oklahoma State Courts Network: https://www.oscn.net

END OF NOTICE