Washita County sits in west-central Oklahoma along the Washita River — a name derived from a Native American word variously translated as “good hunting grounds” or “sparkling silver water.” The county was created in 1891 and originally seated at Cloud Chief, a community that declined rapidly after the railroad bypassed it in favor of Cordell; the county seat was moved to Cordell in 1900 and has remained there since. Cordell (~2,800 residents) is the county seat and largest community, positioned on US-183 in the rolling red plains characteristic of western Oklahoma. The county is not subject to McGirt v. Oklahoma. Corn, Burns Flat, and Sentinel are very small communities in the county.
With a 2020 census population of approximately 10,924, Washita County’s economy is built on dryland wheat farming, cattle ranching, wind energy (the county has significant wind farm development along its ridgelines), and county and school district government. The rental market is extremely limited and concentrated in Cordell, with rents ranging from $425–$625 per month. Burns Flat is home to the Clinton-Sherman Industrial Airpark, a former Strategic Air Command base converted to industrial and aviation use that provides some employment.
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)
Washita 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 Washita 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.
2nd Judicial District Court — ⚠️ Closes at 4:00 PM
Evictions (FEDs) filed at Washita County Courthouse: 111 E. Main St., Cordell, OK 73632. District Court Phone: (580) 832-3836. Hours: Mon–Fri 8:00 AM–4:00 PM — closes one hour earlier than most Oklahoma county courts. Plan courthouse visits and FED filings before 4:00 PM. The 2nd Judicial District also serves Beckham (Sayre), Custer (Arapaho), Ellis (Arnett), and Roger Mills (Cheyenne) Counties.
Habitability
ORLTA habitability standards apply (tit. 41 § 118). West-central Oklahoma’s climate brings very hot summers, cold winters with ice storm and blizzard risk, persistent high winds, tornado exposure, and flash flood potential along the Washita River. Functioning HVAC is essential; heating reliability in winter is critical. The county’s wind energy development reflects the persistent and powerful winds that characterize the region.
Tribal Jurisdiction
No tribal jurisdiction issues. Washita County is not subject to McGirt-type reservation analysis. Standard Oklahoma state court FED proceedings apply in full.
Small Market / Fair Housing
With a county population of under 11,000 and a very limited rental market, written lease agreements and documented screening criteria are essential. The Fair Housing Act applies in full regardless of market size — apply objective, written, consistently applied standards to every applicant.
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
Government & school employees: County, city, and Cordell school district employment provide the county’s most stable year-round income. Standard 3x monthly rent verification applies and is easily met at Cordell’s very low rent levels. Healthcare workers at local clinics are another stable employment source.
Agricultural workers & wind energy: Wheat farming and cattle ranching drive much of the private economy — farm operator income is seasonal and weather/commodity-dependent; request multi-year documentation. Wind energy technician employment at the county’s growing wind farm installations is typically stable, well-paying, and year-round — an increasingly significant employment source in this corridor.
Courthouse closes at 4:00 PM: Plan all FED filings and courthouse business before 4:00 PM — the court closes one hour earlier than most Oklahoma county courts.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Washita County Oklahoma Landlord-Tenant Law: Guide for Cordell & West-Central Oklahoma Rental Property Owners
Washita County sits in west-central Oklahoma along the Washita River — a name derived from a Native American expression variously translated as “good hunting grounds” or “sparkling silver water” — in a landscape of rolling red plains, wheat fields, and shortgrass range that has characterized the region since the earliest settlement era. The county was created in 1891 with Cloud Chief as its first county seat, but after the railroad bypassed Cloud Chief in favor of Cordell, the county seat was relocated to Cordell in 1900, and Cloud Chief eventually faded into obscurity. This pattern — railroad routing reshaping which Oklahoma communities survived and which declined — played out across western Oklahoma in the territorial period and explains much of the settlement geography that persists today.
With a 2020 census population of approximately 10,924, Washita County is a modestly sized agricultural county with a very limited rental market concentrated almost entirely in Cordell (~2,800). The economy is built on dryland wheat, cattle, growing wind energy development (the county’s high plains ridgelines have attracted significant wind farm investment), county and school district employment, and the Clinton-Sherman Industrial Airpark at Burns Flat — a former Strategic Air Command base converted to industrial and aviation use after its military closure. The county is not subject to McGirt v. Oklahoma, and standard Oklahoma state court FED proceedings apply.
The ORLTA in Washita County
All residential rental relationships in Washita 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 Washita 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 2nd Judicial District Court
FED actions in Washita County are filed at the Washita County Courthouse District Court, 111 E. Main St., Cordell, OK 73632, phone (580) 832-3836. Important: Courthouse closes at 4:00 PM — one hour earlier than most Oklahoma county courts. Hours: Mon–Fri 8:00 AM–4:00 PM. The 2nd Judicial District also serves Beckham (Sayre), Custer (Arapaho), Ellis (Arnett), and Roger Mills (Cheyenne) Counties.
This guide is provided for general informational purposes only and does not constitute legal advice. Consult a licensed Oklahoma attorney or contact the Washita County District Court at (580) 832-3836 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. Courthouse closes at 4:00 PM. Consult a licensed Oklahoma attorney or contact the Washita County District Court at (580) 832-3836 for specific guidance. Last updated: April 2026.
