Woods County occupies northwestern Oklahoma along the Kansas border — a vast, flat-to-rolling landscape of shortgrass prairie, wheat fields, salt plains, and the Great Salt Plains State Park and Wildlife Refuge, where halite crystals unique to Oklahoma form in the exposed salt flats of the Salt Fork Arkansas River. Named for Samuel N. Wood — a Kansas populist politician and newspaper editor who advocated for Oklahoma settlement — the county was originally organized in 1893 as “M County” during the Cherokee Strip Land Run, renamed Woods County in 1894. The county seat of Alva (~4,600) is a college town anchored by Northwestern Oklahoma State University, giving it a character somewhat different from purely agricultural northwest Oklahoma communities. The county borders Kansas to the north and is not subject to McGirt v. Oklahoma.
With a 2020 census population of approximately 8,188, Woods County is one of Oklahoma’s smaller counties. The economy is built on dryland wheat farming, cattle, oil and gas, growing wind energy development, Northwestern Oklahoma State University (NWOSU), county and school district government, and some tourism from Great Salt Plains State Park. Alva’s NWOSU presence (~2,000 students) creates meaningful student and faculty housing demand for such a small market. Rents in Alva range from $475–$700 per month.
Northwestern Oklahoma State University (~2,000 students), wheat/cattle, oil & gas, wind energy, county/school district, Great Salt Plains tourism
Court
4th Judicial District (8 counties)
Typical Rent
~$475–$700/mo (Alva)
Courthouse Hours
Mon–Fri 8:00 AM–5:00 PM
McGirt Status
No McGirt — standard OK state court
⚡ 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)
Woods 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 Woods 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.
4th Judicial District Court
Evictions (FEDs) filed at Woods County District Court: 407 Government St., Suite 30, Alva, OK 73717. Phone: (580) 327-3119. Hours: Mon–Fri 8:00 AM–5:00 PM. The 4th Judicial District serves 8 counties: Alfalfa, Blaine, Dewey, Garfield, Grant, Kingfisher, Major, and Woodward.
Habitability
ORLTA habitability standards apply (tit. 41 § 118). Northwestern Oklahoma’s High Plains climate brings very hot summers, cold winters with blizzard risk, persistent high winds, tornado exposure, and flash flood potential along the Salt Fork Arkansas River. Functioning HVAC is essential; heating reliability in winter is critical.
NWOSU Student Market
Northwestern Oklahoma State University (~2,000 students) in Alva gives Woods County an active student rental market unusual for a county of its size. For student tenants, verify enrollment and funding sources (financial aid, parental support, employment) and consider cosigners for student-only households. Align lease terms to the August–July academic year when possible. NWOSU faculty and staff are year-round stable employees.
Tribal Jurisdiction
No tribal jurisdiction issues. Woods County is not subject to McGirt-type reservation analysis. Standard Oklahoma state court FED proceedings apply in full.
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.
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tenant screening in Oklahoma —
including background checks, credit history, income verification, and rental references — is one of the most
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you identify red flags early and avoid problem tenancies altogether.
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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
NWOSU students & faculty: Northwestern Oklahoma State University’s Alva campus (~2,000 students) creates a meaningful student rental market in a small county. NWOSU faculty and staff are stable year-round employees — standard income verification applies. For student tenants, verify enrollment status and all funding sources (financial aid, parental support, part-time employment); consider requiring a cosigner for student-only households. Student leases align best with the August–July academic calendar.
Government & agricultural workers: County, city, and school district employment provide the county’s most stable non-university year-round income. Agricultural income (wheat, cattle) is seasonal and commodity-dependent — request multi-year documentation for farm operators. Wind energy technicians are an increasingly stable employment source.
Small market guidance: With a county population under 9,000, written lease agreements and documented, consistently applied screening criteria are essential. Fair Housing Act compliance applies in full regardless of market size.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Woods County Oklahoma Landlord-Tenant Law: Guide for Alva & Northwestern Oklahoma Kansas-Border Rental Property Owners
Woods County occupies northwestern Oklahoma along the Kansas border — a landscape of shortgrass prairie, wheat fields, the striking red salt flats and selenite crystal beds of Great Salt Plains State Park, and the rolling terrain drained by the Salt Fork Arkansas River. Named for Samuel N. Wood — a Kansas populist editor and politician who was a vocal advocate for Oklahoma settlement — the county was originally organized as “M County” during the Cherokee Strip Land Run of September 1893, renamed Woods County in 1894. Alva (~4,600), the county seat, has a character shaped by Northwestern Oklahoma State University in a way that distinguishes it from purely agricultural northwest Oklahoma towns — the university’s approximately 2,000 students give Alva a more active and diverse rental market than population size alone would suggest.
With a 2020 census population of approximately 8,188, Woods County is one of Oklahoma’s smaller counties. Its economy blends NWOSU, dryland wheat farming, cattle ranching, oil and gas production, growing wind energy development, and county and school district employment. The Great Salt Plains State Park and Wildlife Refuge — where visitors can dig for hourglass selenite crystals in a unique geological formation — provides modest tourism. Waynoka is the county’s second community. No tribal jurisdiction issues apply and standard Oklahoma state court FED proceedings govern all residential evictions.
The ORLTA in Woods County
All residential rental relationships in Woods 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 Woods 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 4th Judicial District Court
FED actions in Woods County are filed at the Woods County District Court, 407 Government St., Suite 30, Alva, OK 73717, phone (580) 327-3119, open Monday through Friday from 8:00 AM to 5:00 PM. Woods County is part of Oklahoma’s 4th Judicial District — one of the state’s largest by geographic coverage, serving Alfalfa, Blaine, Dewey, Garfield, Grant, Kingfisher, Major, and Woodward Counties in addition to Woods.
This guide is provided for general informational purposes only and does not constitute legal advice. Consult a licensed Oklahoma attorney or contact the Woods County District Court at (580) 327-3119 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 Woods County District Court at (580) 327-3119 for specific guidance. Last updated: April 2026.
