Oklahoma has one of the shortest eviction timelines in the country, with some of the cheapest filing fees.

There were more than 48,000 eviction filings across Oklahoma last year.  Over 9,000 people were evicted in Oklahoma County alone, and nearly half of them were locked out of their homes within two weeks, according to a recent Shelterwell report. 

The tight timeline can make it difficult for tenants to scrape together money to pay rent, find an attorney or take time off work to appear in court. 

The Frontier reached out to legal experts for their best tips for Oklahoma renters, both for avoiding eviction and what to do if one is filed. Here’s what they said:

Some responses have been edited for length. 

Brad Senters, director of eviction prevention at Shelterwell

• Before eviction, the biggest thing I can recommend is knowing your lease and the terms and conditions you and your landlord are responsible for. Knowing the terms of your lease can save a lot of time and confusion.

• Secondly, tenants must know that they can not simply withhold their rent due to lack of repairs. There are legal remedies for tenants to be able to repair issues themselves and then deduct rent, but these require specific legal remedies the tenants must adhere to in order to be considered a legal defense. These can all be found in detail on our website.

• If and when an eviction is filed, the best thing a tenant can do is show up to court and remain calm and respectful. While the result may be the same, tenants have a better chance to reach an agreement and advocate for themselves if they show up to court.

Adam Hines, Skadden Fellow with the American Civil Liberties Union of Oklahoma

• When you request repairs, document everything. The more formal your communications, the more likely a court will accept them as proof if you need to prove yourself in court. In practice, that means avoid text messages and instead use your online tenant portal, send emails, or send a formal letter via certified mail. 

• If you are behind on rent or on a month-to-month lease, tread carefully when requesting repairs. Sadly, Oklahoma is one of the few states in the country that lacks anti-retaliation protections for tenants. That means if a landlord doesn’t want to make the repairs and you keep asking, the landlord can retaliate against you without any legal consequences. Oklahoma has an overriding duty to pay rent. So, if you are behind on rent, your landlord can evict you in most cases, even if there is an unaddressed repair issue. When on a month-to-month lease, landlords can evict you with only 30-days’ notice for any reason or no reason at all. 

• The first few days after your missed payment are the most important. In most situations, tenants have five days to pay the back rent to avoid eviction. So, in practice, if your rent is due on the first of the month and you miss it, you have until the sixth of the month to pay your back-due rent and avoid the eviction. 

• Even if you think you might be able to avoid eviction at your court date, you should plan for the worst. Because if the judge evicts you at your court date, you may only have two days to move after your court date. This website has an excellent list of Oklahoma organizations that can help those looking for emergency shelter.

Jessica Earley, attorney and director of Neighborhood Services Organization’s eviction prevention center

• Don’t wait to ask for help. If you think you will be late with rent, reach out to your landlord before they start the eviction process. If they won’t work with you, there are agencies like Neighborhood Services Organization that offer emergency financial assistance and guidance.

• If you do receive an eviction notice, it is very important to show up for court.  This is your last chance to try to get an extension for payment, work out a payment plan, or ask for extra time to stay in your home. Make sure to bring any documentation you have regarding payments, repair requests, or anything else that you think is important.  

• Legal Aid and Oklahoma City University School of Law’s HELP program offer free legal representation. Shelterwell also offers mediation services to help you work out an agreement with your landlord.  The sooner you reach out, the more control you have over your future. 

Neighborhood Services is launching its Stay Housed Tenant Advocacy Center later this year to help connect tenants with housing navigation, legal advocacy and other stabilization services.

Resources for renters:

• Legal Aid Services of Oklahoma provides free legal representation to tenants facing eviction. You can apply early for representation on their website, or talk with their staff at eviction court. 
• Shelterwell tracks Oklahoma County Court eviction data and offers mediation services for tenants and landlords. 
• OCU Housing Eviction Legal Assistance Program provides pro bono legal assistance for tenants in Oklahoma County facing lease disputes or eviction. 
• Neighborhood Services of Oklahoma offers housing solutions and rental assistance to prevent families from experiencing homelessness.
• Upward Transitions offers services and rental assistance to people facing threats to financial stability.
• Housing Solutions Tulsa offers services and information with its Landlord Tenant Resource Center.
• Food and Shelter Inc. helps individuals and families avoid eviction by helping them with rent and utilities. This assistance is available as funding allows. Those who need assistance can call on the second Tuesday of each month to inquire, according to the Food and Shelter website. 

211 is a free, 24-hour statewide hotline that connects people to possible resources for housing, food, employment and other needs.

Additional reading:

Oklahoma evictions are fast and cheap. Legislation aims to change that

Oklahoma has one of the shortest eviction timelines in the country with some of the cheapest filing fees.