West Carroll Parish is a small northeast Louisiana Delta parish of approximately 10,600 people anchored by Oak Grove — the parish seat with a population of about 1,700 — situated along the Arkansas border in the fertile agricultural bottomlands of the Bayou Macon corridor. The parish shares the 5th Judicial District Court with Franklin Parish, with West Carroll Parish matters filed at the Oak Grove courthouse. West Carroll Parish’s economy rests on cotton, soybean, and corn farming in the extraordinarily fertile Bayou Macon bottomlands — among the most productive row-crop agricultural land in Louisiana — alongside public sector employment and limited private sector diversity. The parish poverty rate of approximately 28% reflects the limited employment base of a predominantly agricultural northeast Louisiana Delta community.
The rental market in West Carroll Parish is extremely small, concentrated almost entirely in Oak Grove, with very low rents. The tenant pool consists primarily of agricultural workers, public sector employees, corrections workers (the parish hosts a state corrections facility in Epps), and households on government transfer income. Louisiana Civil Code governs all leases with no local rent control or just-cause eviction requirements.
No parish-level rental license required. Louisiana has no statewide landlord licensing statute. Verify with the Town of Oak Grove for any local code enforcement requirements within town limits. Unincorporated rural properties are not subject to municipal codes.
Rent Control
None. Louisiana has no statewide rent control and West Carroll 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 — 5th Judicial District (West Carroll Division)
All West Carroll Parish eviction proceedings are filed in the 5th Judicial District Court — West Carroll Parish Division, West Carroll Parish Courthouse, 305 E. Main Street, Oak Grove, LA 71263. Phone: (318) 428-2351. Hours: Monday–Friday 8:30 a.m.–4:30 p.m. Note: The 5th JDC also serves Franklin Parish (Winnsboro); West Carroll Parish matters are filed at the Oak Grove courthouse. Justice of the Peace courts may have jurisdiction for leases not exceeding $1,000/month in unincorporated areas.
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.
Delta Agriculture & Seasonal Income
Cotton, soybean, and corn farming in the Bayou Macon bottomlands is the dominant private sector industry. Agricultural income is highly seasonal — peak earnings during planting and harvest with substantially lower off-season income. Request prior-year tax returns or 12-month bank statements for agricultural worker applicants rather than in-season pay stubs.
Corrections Employment
The Louisiana Department of Public Safety & Corrections operates a facility in Epps in West Carroll Parish. Corrections officers and state facility employees are Louisiana state employees with stable, predictable W-2 income — one of the most reliable tenant profiles in a small rural parish market. Verify with pay stubs and employer confirmation.
High Poverty & Screening Adaptation
West Carroll Parish’s ~28% poverty rate means a significant share of rental applicants rely on fixed government income. Prioritize rental history and income reliability alongside income level. Apply all screening criteria consistently per Fair Housing requirements.
Source of Income / HCV
No state or local source of income protections. Landlords are not required to accept Housing Choice Vouchers. Contact the relevant northeast Louisiana housing authority for current West Carroll 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.
🔍 Reduce Your Risk Before Signing a Lease:
Louisiana landlords who screen tenants carefully before signing a lease significantly
reduce their risk of ending up in eviction court. Understanding
tenant screening in Louisiana —
including background checks, credit history, income verification, and rental references — is one of the most
cost-effective steps you can take to protect your rental property. Before you ever need Louisiana's
eviction process, proper tenant screening can help
you identify red flags early and avoid problem tenancies altogether.
Ready to File?
Generate Louisiana-Compliant Legal Documents
AI-generated, state-specific eviction notices, pay-or-quit letters, lease termination documents, and more — pre-filled with your tenant's information and built to Louisiana requirements.
Select your state, eviction reason, and the date you plan to serve notice. We'll calculate your earliest filing date and key milestones.
⚠️ 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: Oak Grove, Epps, Pioneer, Kilbourne.
Oak Grove market: Very small Delta market. Agricultural workers need full-year documentation. Corrections employees in Epps are most stable local W-2 segment. School district also stable. ~28% poverty — adapt for fixed-income applicants. 5th JDC shared with Franklin; file at Oak Grove courthouse.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
West Carroll Parish Louisiana Landlord-Tenant Law: A Guide for Rental Property Owners in Oak Grove and the Bayou Macon Delta
West Carroll Parish is one of Louisiana’s smaller Delta parishes — approximately 10,600 people in the Bayou Macon agricultural bottomlands of the extreme northeast corner of the state, bordered by Arkansas to the north and sharing the fertile row-crop agricultural character of the broader Mississippi River Delta region. Oak Grove, the parish seat, is a small town of about 1,700 that serves as the commercial and administrative center for a parish whose private sector economy is dominated by large-scale cotton, soybean, and corn farming. The parish shares the 5th Judicial District Court with Franklin Parish, with West Carroll matters filed at the Oak Grove courthouse. A Louisiana Department of Corrections facility in Epps provides the parish’s most significant stable public sector employment outside of the school district. The parish poverty rate of approximately 28% reflects the limited economic diversity of a predominantly agricultural northeast Louisiana Delta community.
Corrections Employment and the Most Reliable West Carroll Tenant
Louisiana corrections officers and state facility employees represent the most reliable locally-employed tenant segment in West Carroll Parish. Their income is stable Louisiana state employee W-2 pay, arrives on a regular schedule, has comprehensive state benefits, and is completely independent of agricultural commodity prices, harvest seasons, or economic cycles. In a rural Delta market where most private sector employment is seasonal and variable, the corrections and school district workforce stands apart in terms of income reliability. Screen these applicants with standard pay stubs and employer confirmation and expect strong performance. Agricultural workers require full-year income documentation — prior-year tax returns or 12 months of bank statements — rather than seasonal pay stubs that overstate reliable annual income. For the significant share of applicants on fixed government income, prioritize rental history and income permanence over income multiples.
Louisiana Law and the Eviction Process in West Carroll Parish
All West Carroll Parish evictions are filed in the 5th Judicial District Court, West Carroll Parish Division, 305 E. Main Street, Oak Grove, LA 71263, phone (318) 428-2351. The 5th JDC also serves Franklin Parish; West Carroll matters are filed at the Oak Grove courthouse. 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 West Carroll 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 5th Judicial District Court at (318) 428-2351 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.
