Oklahoma landlord guide — county ordinances, courthouse info & local rules
📍 County Seat: Bartlesville (ConocoPhillips Country) 👥 Pop. ~52,455 ⚖️ 11th Judicial District 🛢️ NE Oklahoma / Smallest OK County by Area / Cherokee Nation / McGirt / ConocoPhillips HQ
Washington County is one of Oklahoma’s most historically significant counties — named for President George Washington, it is the smallest county in Oklahoma by total land area yet punches well above its weight in economic and cultural terms. The county seat of Bartlesville (~35,000) is the hometown of ConocoPhillips — one of the world’s largest independent oil and gas companies, whose predecessor Phillips Petroleum was founded in Bartlesville in 1917 by Frank Phillips. That corporate legacy has given Bartlesville an unusually strong economic base for a city of its size, along with remarkable cultural institutions including Frank Lloyd Wright’s Price Tower (the only realized skyscraper designed by Wright), the Bartlesville Philharmonic, and Woolaroc Ranch and Museum. The county lies within the Cherokee Nation’s confirmed reservation territory under McGirt v. Oklahoma, as part of the Cherokee Nation’s 14-county jurisdictional area in northeastern Oklahoma.
With a 2020 census population of approximately 52,455, Washington County’s rental market is anchored by ConocoPhillips employment (and its extensive contractor ecosystem), healthcare, education (Bartlesville schools and Oklahoma Wesleyan University), and Tulsa-proximity commuters (~45 miles south). Dewey is a smaller community in the county. Rents in Bartlesville range from $700–$1,050 per month.
ConocoPhillips (major global employer), Jane Phillips Medical Center, OK Wesleyan University, county/school district, Tulsa metro commuters
Court
11th Judicial District (with Nowata County)
Typical Rent
~$700–$1,050/mo (Bartlesville)
Courthouse Hours
Mon–Fri 8:00 AM–5:00 PM
McGirt Status
Cherokee Nation reservation (McGirt confirmed — one of 14 Cherokee counties)
⚡ Eviction At-a-Glance
Nonpayment Notice
5-Day Pay or Quit
Lease Violation
15-Day Notice to Cure or Quit
Month-to-Month Term.
30-Day Written Notice
Security Deposit Cap
No statutory cap
Deposit Return
45 days after termination + possession + written demand
Late Fees
Must be in lease; cannot be included in 5-day notice
Entry Notice
24 hours (non-emergency)
Statute
Okla. Stat. tit. 41 (ORLTA)
Washington County Ordinances & Local Rules
Topic
Rule / Notes
Rental Licensing
No county rental licensing required. Oklahoma has no statewide landlord licensing statute.
Rent Control
None. Oklahoma has no rent control statute and no local rent stabilization ordinances exist in Washington County.
Security Deposit
No statutory cap. Deposit must be held in an Oklahoma FDIC-insured financial institution (Okla. Stat. tit. 41 § 115). Must be returned within 45 days after all three triggers: termination of tenancy, delivery of possession, and written demand by tenant.
11th Judicial District Court
Evictions (FEDs) filed at Washington County Judicial Center: 420 S. Johnstone Ave., Bartlesville, OK 74003. Courthouse Administration: 400 S. Johnstone Ave. Phone: (918) 337-2840. Hours: Mon–Fri 8:00 AM–5:00 PM. The 11th Judicial District serves Washington and Nowata Counties.
Habitability
ORLTA habitability standards apply (tit. 41 § 118). Northeastern Oklahoma’s climate brings hot, humid summers, variable winters with ice storm risk, tornado exposure, and flood risk along the Caney and Verdigris Rivers and their tributaries. Functioning HVAC is essential year-round.
McGirt / Cherokee Nation
Washington County is one of 14 counties in the Cherokee Nation’s confirmed reservation territory under McGirt v. Oklahoma. McGirt primarily affects criminal jurisdiction. Civil FED proceedings for routine residential tenancies remain in Oklahoma state court in Bartlesville. Properties on Cherokee Nation trust land require attorney consultation. Note that Osage County (immediately to the west) operates under separate pre-McGirt Osage Nation reservation status — a different legal framework.
ConocoPhillips / Energy Sector
ConocoPhillips maintains significant operations in Bartlesville — the company’s predecessor Phillips Petroleum was founded here in 1917. Energy sector employment at ConocoPhillips and its contractor ecosystem drives significant stable-income rental demand. Be aware that energy sector employment, while typically well-compensated, can be affected by global oil price cycles — during industry downturns, position reductions at ConocoPhillips affect local rental demand.
Self-Help Eviction
Prohibited statewide. All tenant removals require a court FED process. Lockouts and utility shutoffs without a court order are illegal under Oklahoma law.
15 (10 to cure; general violations); Immediate (criminal/imminent harm)
Days Notice (Violation)
12-35
Avg Total Days
$$85
Filing Fee (Approx)
💰 Nonpayment of Rent
Notice Type5-Day Notice to Pay Rent or Quit
Notice Period5 days
Tenant Can Cure?Yes - tenant can pay all rent within 5 days to stop eviction
Days to Hearing5-10 (hearing scheduled after filing; summons served at least 3 days before hearing) days
Days to Writ48 hours after judgment (writ of execution served) days
Total Estimated Timeline12-35 days
Total Estimated Cost$150-400
⚠️ Watch Out
5-day notice for nonpayment - rent is late the moment due date passes (no statutory grace period unless lease provides one). Notice must state unpaid amount and termination date (not less than 5 days). Tenant paying in full within 5 days stops eviction. After judgment: tenant gets 48 hours via writ of execution served by sheriff ($50 or actual expenses). CRITICAL: If tenant didn't receive proper notice and default judgment entered, tenant can reverse by paying all rent + costs + attorney fees within 72 hours (12 O.S. § 1148.10B). Abandoned property: 30 days to claim (§ 41-130). Landlord-friendly state with fast process.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the District Court - Small Claims Division - Forcible Entry and Detainer (Title 12 §§ 1148.1-1148.16). Pay the filing fee (~$$85).
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 Oklahoma 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 Oklahoma attorney or local legal aid organization.
🔍 Reduce Your Risk Before Signing a Lease:
Oklahoma landlords who screen tenants carefully before signing a lease significantly
reduce their risk of ending up in eviction court. Understanding
tenant screening in Oklahoma —
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 Oklahoma's
eviction process, proper tenant screening can help
you identify red flags early and avoid problem tenancies altogether.
Ready to File?
Generate Oklahoma-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 Oklahoma 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
ConocoPhillips & energy sector employees: ConocoPhillips is Bartlesville’s dominant private employer with a significant corporate presence despite having its global headquarters in Houston. ConocoPhillips employees and the contractor ecosystem create strong, well-compensated rental demand. Standard 3x monthly rent verification applies — energy sector professionals typically clear it easily at Bartlesville’s rent levels. Note that corporate restructuring and energy price cycles can affect headcount — monitor industry conditions when renewing leases with energy sector tenants.
Healthcare & education workers: Jane Phillips Medical Center (Ascension) and Oklahoma Wesleyan University provide stable year-round non-energy employment. Healthcare workers are among the strongest tenant profiles in any market. OWU faculty and staff are year-round employees. Standard income verification applies.
Tulsa commuters: Bartlesville is approximately 45 miles north of Tulsa on US-75. Some residents commute to Tulsa employment, attracted by Bartlesville’s lower housing costs and strong community character. Tulsa-employed tenants have strong, stable income — standard 3x verification applies.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Washington County Oklahoma Landlord-Tenant Law: Complete Guide for Bartlesville & Northeastern Oklahoma Rental Property Owners
Washington County is one of Oklahoma’s most distinctive counties — the smallest by total land area in the state, yet home to one of the nation’s most historically significant small cities in energy industry terms. Named for President George Washington, the county’s seat of Bartlesville (~35,000) was the birthplace of Phillips Petroleum — founded in 1917 by Frank Phillips, who developed the company from a modest oil lease into a major integrated petroleum company that eventually merged with Conoco to form ConocoPhillips, one of the world’s largest independent energy companies. That heritage has given Bartlesville remarkable economic stability, cultural depth (including the only realized skyscraper designed by Frank Lloyd Wright — the Price Tower — and the acclaimed Bartlesville Philharmonic), and a community character that regularly draws recognition for quality of life relative to population size.
Washington County is one of 14 counties in the Cherokee Nation’s confirmed reservation territory under McGirt v. Oklahoma. With a 2020 census population of approximately 52,455, the county’s rental market is driven by ConocoPhillips employment and its contractor ecosystem, Jane Phillips Medical Center (Ascension), Oklahoma Wesleyan University, and Tulsa metro commuters (~45 miles south on US-75). Dewey is the only other community of note. Rents in Bartlesville range from $700 to $1,050 per month.
The ORLTA in Washington County
All residential rental relationships in Washington County are governed by the Oklahoma Residential Landlord and Tenant Act (ORLTA), codified at Oklahoma Statutes Title 41. No local ordinances modify the ORLTA in Washington County. There is no rental licensing requirement and no rent control. For nonpayment, a five-day pay-or-quit notice (rent only — no late fees) is required before filing a FED. For other lease violations, a fifteen-day notice to cure or quit is required. Month-to-month tenancies require thirty days’ written notice. Non-emergency entry requires twenty-four hours’ advance notice. Security deposits have no cap but must be held in an FDIC-insured Oklahoma institution. Self-help eviction is prohibited statewide.
Eviction Procedure at the 11th Judicial District Court
FED actions in Washington County are filed at the Washington County Judicial Center, 420 S. Johnstone Ave., Bartlesville, OK 74003, phone (918) 337-2840, open Monday through Friday from 8:00 AM to 5:00 PM. Washington County is part of Oklahoma’s 11th Judicial District, which also serves Nowata County. Properties on Cherokee Nation trust land may present additional jurisdictional considerations — consult an attorney.
This guide is provided for general informational purposes only and does not constitute legal advice. Consult a licensed Oklahoma attorney or contact the Washington County District Court at (918) 337-2840 for guidance specific to your situation. Last updated: April 2026.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. Consult a licensed Oklahoma attorney or contact the Washington County District Court at (918) 337-2840 for specific guidance. Last updated: April 2026.
