Landlord questions, straight answers

Most uncontested cases go from first notice to judgment in a few weeks: the notice period runs (five days for unpaid rent), the case is filed, and metro courts typically set the hearing quickly after service. Timing varies by county docket, and a contested case or a tenant who evades service can add time. When we know your county and situation, we will give you a realistic expectation up front.

It depends on the reason. Unpaid rent calls for a five-day notice to pay or quit. A lease violation requires a longer notice that gives the tenant a chance to fix the problem. Ending a month-to-month tenancy takes a thirty-day notice. Serving the wrong notice, or serving it the wrong way, is the most common reason evictions get delayed or dismissed, so we prepare and serve the correct one for your exact situation.

Yes. A tenant paying month to month on a verbal agreement still has a legal tenancy, and it can be ended with proper written notice. Nonpayment and other violations can be enforced the same way as with a written lease. The paperwork just has to reflect the actual arrangement, which is something we sort out with you at the start.

If the notice was for unpaid rent and the tenant pays everything owed within the notice period, the tenancy generally continues and the eviction does not go forward. Whether to accept a partial payment is your call, and it can affect the case, so talk to us before taking any money once a notice is out.

No. So-called self-help evictions, including lockouts, utility shutoffs, and removing the tenant's belongings, are unlawful in Oklahoma and can turn a straightforward eviction into a claim against you. The court process is the only legal way to remove a tenant, and done right it is faster than most landlords expect.

Usually not. We track the hearing date and coordinate an independent, licensed Oklahoma attorney to appear on your behalf. In some cases your testimony or records help, and if so we will tell you exactly what to bring and when. Either way, you will not be navigating the courtroom alone.

After judgment, the court can issue a writ directing the county sheriff to remove the tenant. We prepare the post-judgment paperwork and coordinate the lockout with the sheriff's office, which is the final, legal step that restores possession of the property to you.

We serve the entire Oklahoma City metro: Oklahoma, Cleveland, Canadian, Grady, McClain, Logan, Lincoln, and Pottawatomie counties, including Oklahoma City, Edmond, Norman, Moore, Midwest City, Del City, Yukon, Mustang, Bethany, Warr Acres, El Reno, Choctaw, Guthrie, and Shawnee. If the property is in one of those eight counties, we can take the case.

No. We are an eviction service company, not a law firm, and we do not give legal advice. What we do is manage the process: preparing and serving notices, coordinating filings and hearing dates, and arranging for an independent, licensed Oklahoma attorney to make any required court appearance on your behalf.