Red River Parish is one of Louisiana’s smallest parishes by population — approximately 8,400 people anchored by Coushatta, the parish seat with a population of about 2,100 — situated along the Red River in northwest Louisiana between Shreveport to the north and Natchitoches to the south. The parish is named for the Red River that forms its eastern boundary, and its character is shaped by the river’s fertile bottomland agriculture, particularly cotton farming, and by the timber and oil and gas activity that characterizes much of rural northwest Louisiana. The 39th Judicial District Court in Coushatta handles all parish evictions. Red River Parish is one of Louisiana’s more economically distressed parishes with a poverty rate of approximately 28%, reflecting limited private sector employment diversity in a predominantly agricultural and timber economy.
The rental market in Red River Parish is extremely small, concentrated almost entirely in Coushatta, with very low rents. The tenant pool includes agricultural workers, timber employees, public sector workers, and households relying on government transfer income. Some residents commute to Shreveport or Natchitoches for employment. Louisiana Civil Code governs all leases with no local rent control or just-cause eviction requirements.
Coushatta, Clarence, Hall Summit, Natchitoches border
Court
39th Judicial District Court
Typical Rent Range
~$375–$575/mo
Rent Control
None
Just-Cause Eviction
Not required
⚡ Eviction At-a-Glance
Nonpayment Notice
5-Day Notice to Vacate
Lease Violation
5-Day Notice to Vacate
Month-to-Month Term.
10-Day Written Notice
Cure Period
None required by law
Eviction Filing
Rule to Show Cause
Eviction Timeline
2–5 weeks total
Security Deposit Cap
2 months rent
Security Deposit Return
30 days after termination
Statute
La. CC Art. 2686–2729; CCP Art. 4701
Red River Parish Ordinances & Local Rules
Topic
Rule / Notes
Rental Licensing
No parish-level rental license required. Louisiana has no statewide landlord licensing statute. Verify with the Town of Coushatta for any local code enforcement requirements within town limits.
Rent Control
None. Louisiana has no statewide rent control and Red River Parish has no local rent control ordinance. Lessors may raise rent freely at lease renewal with proper notice.
Security Deposit
Capped at 2 months’ rent (R.S. 9:3251). Must be returned with itemized deductions within 30 days of lease termination or surrender, whichever is later (R.S. 9:3252). Permissible deductions: unpaid rent, damage beyond normal wear and tear, unpaid utilities owed by lessee.
Eviction Court — 39th Judicial District
All Red River Parish eviction proceedings are filed in the 39th Judicial District Court, Red River Parish Courthouse, 615 E. Carroll Street, Coushatta, LA 71019. Phone: (318) 932-6741. Hours: Monday–Friday 8:30 a.m.–4:30 p.m. Justice of the Peace courts may have jurisdiction for leases not exceeding $1,000/month in unincorporated areas (CCP Art. 4843).
Notice to Vacate
Written 5-day notice to vacate required before filing for eviction (CCP Art. 4701–4703). Serve personally, by domiciliary service, or by door-posting plus first class mail. Retain all service documentation.
Month-to-Month Termination
10-day written notice required to terminate a month-to-month lease (CC Art. 2687, 2728). Notice must be given at least 10 days before the end of the monthly rental period.
Tacit Reconduction
Accepting rent after a fixed-term lease expires automatically creates a new month-to-month tenancy (CC Art. 2686). Give written notice before lease expiration if renewal is not intended.
No Statutory Cure Period
Louisiana provides no statutory cure period for lease violations. After the 5-day notice expires, the lessor may file a Rule to Show Cause immediately.
Agriculture & Timber Workforce
Cotton farming and timber are the dominant private sector industries. Agricultural worker income is seasonal — request prior-year tax returns or 12-month bank statements. Contract loggers require Schedule C or 12-month bank statements. W-2 mill employees verify with pay stubs.
High Poverty & Screening Adaptation
Red River Parish’s ~28% poverty rate means a significant share of rental applicants rely on government transfer income. Prioritize rental history and income stability over income multiple for fixed-income applicants. Apply all criteria consistently per Fair Housing requirements.
Shreveport & Natchitoches Commuter Access
Coushatta is approximately 60 miles southeast of Shreveport and 35 miles north of Natchitoches. Some residents commute to either city for employment. Verify income from employers in either direction the same as any other.
Source of Income / HCV
No state or local source of income protections. Landlords are not required to accept Housing Choice Vouchers. Contact the relevant housing authority for current Red River Parish payment standards.
Self-Help Eviction
Prohibited. Lessors may not take possession by any means other than lawful judicial process (CCP Art. 4736). Lockouts, utility shutoffs, or removal of tenant belongings without a court order expose the lessor to liability.
Tenant Can Cure?No - Louisiana notices are unconditional. No right to cure by paying rent. However, tenant can negotiate with landlord. Notice can be waived entirely in lease.
Days to Hearing2-7 days
Days to Writ1-3 days
Total Estimated Timeline14-30 days
Total Estimated Cost$100-$400
⚠️ Watch Out
VERY landlord-friendly state. 5-day notice is UNCONDITIONAL - no cure right, tenant must vacate. Notice can be WAIVED in lease - if waived, landlord can file immediately without any notice. No grace period. No statewide late fee cap. No security deposit cap. Tenant gets only 24 hours to appeal after judgment. Lease term notice: 10-day for month-to-month, 30-day for year lease. Do not count weekends/holidays in 5-day period.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Justice of the Peace Court / City Court / District Court. Pay the filing fee (~$50-150).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about Louisiana eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Louisiana attorney or local legal aid organization.
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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Underground Landlord
🏘️ Communities & Screening Tips
Key communities: Coushatta, Clarence, Hall Summit.
Coushatta market: Very small rural market. Agricultural workers need full-year documentation. Timber W-2 employees verify with pay stubs; contract loggers need Schedule C. ~28% poverty — adapt screening for fixed-income applicants. Shreveport and Natchitoches commuter access. School district employees most stable local segment.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Red River Parish Louisiana Landlord-Tenant Law: A Guide for Rental Property Owners in Coushatta and Northwest Louisiana
Red River Parish is one of Louisiana’s smallest and most rural parishes, a northwest Louisiana community of approximately 8,400 people built along the Red River valley where cotton agriculture and timber have defined the local economy since the 19th century. Coushatta, the parish seat, is a small town of about 2,100 that serves as the commercial and administrative center for a parish whose population has steadily declined as agricultural mechanization reduced the need for farm labor and young people have left for larger cities. The parish sits geographically between the Shreveport-Bossier metro to the northwest and Natchitoches to the south, giving some residents commuter access to employment in either direction, though neither city is particularly close. For landlords, Red River Parish is one of Louisiana’s smallest and most economically challenged rental markets — limited inventory, very low rents, high poverty, and a tenant pool that requires thoughtful screening adapted to the parish’s economic realities.
Screening in a Small, High-Poverty Rural Market
Red River Parish’s ~28% poverty rate and very small rental market mean that landlords here are operating in one of Louisiana’s most challenging environments for standard income-multiple screening. Agricultural workers in the cotton fields along the Red River have seasonal income concentrated during planting and harvest that drops substantially during off-season months. The correct approach is to request prior-year tax returns or 12 months of bank statements showing the full annual income picture rather than a single in-season pay stub. Contract loggers and timber workers need the same full-year documentation. For the significant share of applicants who rely on SSI, SSDI, Social Security, or Housing Choice Vouchers as primary income, prioritize rental payment history and income stability over income multiple. The Red River Parish School District provides the most reliable local employment. Apply all screening criteria consistently and in compliance with Fair Housing requirements.
Louisiana Law and the Eviction Process in Red River Parish
All Red River Parish evictions are filed in the 39th Judicial District Court, 615 E. Carroll Street, Coushatta, LA 71019, phone (318) 932-6741. Begin with a written 5-day notice to vacate for nonpayment or lease violation, served per CCP Art. 4704. After expiration, file a Rule to Show Cause. The court schedules a hearing, serves the rule at least 2 days before, and the judge rules. If the lessor prevails, the lessee has 24 hours to vacate before the Red River Parish Sheriff enforces a writ of possession. Month-to-month leases require 10-day written notice to terminate. Security deposits are capped at 2 months’ rent and must be returned with itemized deductions within 30 days.
This guide is provided for general informational purposes only and does not constitute legal advice. Louisiana landlord-tenant law is governed by the Civil Code and differs significantly from other states. Consult a licensed Louisiana attorney or contact the 39th Judicial District Court at (318) 932-6741 for guidance. Last updated: March 2026.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. Louisiana landlord-tenant law is governed by the Civil Code and differs significantly from other states. Consult a licensed Louisiana attorney for guidance specific to your situation. Last updated: March 2026.
