Free tool · Oklahoma City
What does a squatter cost you in Oklahoma?
Change the numbers to match your property. The rent is Oklahoma's own, from HUD; how long it drags on is your call; everything else is yours to overwrite.
Oklahoma estimate
$32,770
Your numbers.
These are national starting points, not claims about your property. The one figure that drives the total — how long it drags on — is yours to set. Nobody can source it, so we do not pretend to.
How long before you get it back?
6 months
Your assumption, not ours — courts do not publish how long this takes. A contested removal runs in months, not weeks, almost everywhere; how it goes in Oklahoma is in the guide.
How many bedrooms?
Sets the rent from HUD’s published Fair Market Rent for Oklahoma City — $1,675/mo.
Mortgage / loan payment — per month
$
Only you know this one. The placeholder is roughly a $300k loan at current rates.
Lost rent or delayed sale — per month
$
HUD's Fair Market Rent for this metro, at the bedroom count you picked. It is the 40th percentile of recent-mover rents, so on a renovated or market-rate property it is a floor, not a valuation.
Attorney fees — one-off
$
No public data exists. Our estimate — nothing published backs it. No state bar and no court in any of these markets publishes fee data for an ejectment. Get a written quote and put it here.
Property taxes — per month
$
Your bill, divided by twelve. The placeholder is roughly a $250k property at Philadelphia's 1.3998% — Newark runs 1.845%, Los Angeles 1.187%.
Insurance — per month
$
No public data exists. Our estimate. Vacant cover genuinely does cost more, but the published figures for how much more disagree by a factor of five — anywhere from +25% to 5x. Use your own premium.
Utilities — per month
$
A national placeholder, unless your state overrides it below — Philadelphia's is the Water Department's own published bill. Whoever is inside, you are the ratepayer of record.
Damage and clean-out — one-off
$
No public data exists. Our estimate, and we want to be blunt: NO government body in the United States publishes squatter-damage data. Every figure you have seen quoted traces to one news story or to a lobby survey that counted houses, not dollars. We are not going to launder a number we cannot stand behind — put yours here.
If it happens in Oklahoma
$32,770
at 6 months— and every extra month adds $4,045.
Against a $0–$120k range, so the bar means something as you drag.
Carrying it, empty ($4,045/mo × 6 mo)
$24,270
One-off costs (attorney, damage)
$8,500
What ruins you is the carry — the months. On top of this you will pay to file, for the sheriff to serve and remove, and for a lawyer. Those are set locally and we do not print a number we cannot cite — but next to the months, they are a sliver.
Can you get any of it back? NO — and the fees run the other way: the fast sheriff route needs no lawyer, but get it wrong and the person you removed can recover triple the fair market rent plus their attorney fees from you.. Read the direction of the fee-shift. Section 1354 contains no provision letting the OWNER recover fees for a rightful removal — the fast route is a free sheriff form, so there is little to recover. The only attorney-fee clause in the statute runs AGAINST the owner: it lets the removed occupant recover triple rent, costs and fees for a wrongful removal, and it runs against 'the person who requested such removal', i.e. the owner, not the sheriff. A true squatter was never your tenant, so the fee-shifting in Oklahoma's Residential Landlord and Tenant Act (Title 41) does not reach them. Counsel should confirm before this is relied on.
Why Oklahoma costs what it does
Oklahoma gives the owner the fast lane the product sells — for free. Since June 2024 you can swear a complaint on the statute's printed form, hand it to the county sheriff, and be put back in possession with no judge and no hearing. But the route is open only if the person inside cannot produce a lease signed by you or government mail addressed to them at your address in the last year; if either gate is shut you drop back to an ordinary forcible-entry-and-detainer case in the district court, with trial set five to ten days after the summons issues. And the same statute makes the sheriff "verify that the person submitting the complaint is the record owner" while asking only for a photo ID as proof — which shows who you are, not what you own.
How you must remove them
summary_plus_affidavit
“Upon receipt of the complaint, the sheriff shall verify that the person submitting the complaint is the record owner of the real property or the authorized agent of the owner and appears otherwise entitled to relief under this section. If verified, the sheriff must, without unnecessary delay, serve a notice to immediately vacate on all the unlawful occupants and shall put the owner in possession of the real property.”
Two routes exist. Since June 2024 an owner can hand the county sheriff a sworn complaint on the statute's own form and be put back in possession with no judge and no hearing (21 O.S. § 1354) — but only if all nine conditions are met, two of which turn on paper the occupant may hold (a lease signed by the owner, or government mail addressed to them at the property in the last year). Where a gate is shut, the ordinary path is a forcible entry and detainer action in the district court, trial set 5–10 days after the summons issues (12 O.S. §§ 1148.1, 1148.4). The bill number is SB 1994, not the widely miscited 'HB 3390'.
The statute
21 O.S. § 1354 (Laws 2024, SB 1994) — sheriff removes an unlawful occupant on the owner's sworn complaint; ordinary route is forcible entry and detainer under 12 O.S. §§ 1148.1–1148.10
OSCN's historical note reads 'Laws 2024, SB 1994, c. 378, § 1, emerg. eff. June 5, 2024' and records no later amendment as of 2026-07-14.
Rent, by bedroom
1 bed $1,017 · 2 bed $1,244 · 3 bed $1,675 · 4 bed $1,857
FY2026, effective 2025-10-01
All four figures match the Oklahoma City, OK HUD Metro FMR Area exactly (1BR $1,017 / 2BR $1,244 / 3BR $1,675 / 4BR $1,857; studio $939). Oklahoma City is a Small Area FMR metro, so the operative voucher standard is ZIP-level, not this metro-wide number.
Do you get your legal fees back?
NO — and the fees run the other way: the fast sheriff route needs no lawyer, but get it wrong and the person you removed can recover triple the fair market rent plus their attorney fees from you.
“A person harmed by a wrongful removal under this section may be restored to possession of the real property and may recover actual costs and damages incurred, statutory damages equal to triple the fair market rent of the dwelling, court costs, and reasonable attorney fees.”
Read the direction of the fee-shift. Section 1354 contains no provision letting the OWNER recover fees for a rightful removal — the fast route is a free sheriff form, so there is little to recover. The only attorney-fee clause in the statute runs AGAINST the owner: it lets the removed occupant recover triple rent, costs and fees for a wrongful removal, and it runs against 'the person who requested such removal', i.e. the owner, not the sheriff. A true squatter was never your tenant, so the fee-shifting in Oklahoma's Residential Landlord and Tenant Act (Title 41) does not reach them. Counsel should confirm before this is relied on.
Is there a fast sheriff route?
YES — since June 5, 2024. The owner submits a verified complaint to the county sheriff, who removes the occupant with no judge and no hearing (21 O.S. § 1354, SB 1994). There is no counter-affidavit: nothing the occupant signs sends it to a court.
“A property owner or his or her authorized agent may request from the sheriff of the county in which the property is located the immediate removal of a person or persons unlawfully occupying real property pursuant to this section if all of the following conditions are met”
This is a genuine sheriff-on-affidavit statute, which is why Oklahoma is a comparison/traffic page and not a market: the state gives away the mechanism the product sells. Two caveats keep it from being a clean bypass. First, the route requires all nine conditions in § 1354(A), and two of them (A)(6) mail, (A)(7) a lease signed by the owner) turn on what the occupant can produce — while item 6 of the statute's own printed form has the owner swear any produced lease is fraudulent, and the section names nobody to resolve the collision. Second, § 1354(C) tells the sheriff to verify the complainant is the record owner and gives him no method — the form asks only for a photo ID. That is the verification gap, restated inside the statute meant to close it.
This is the bill for finding out too late.
Nothing on this page will get an occupant out, and be wary of anyone who says otherwise. What DeedProof does is earlier and duller: it verifies you own the property, structures the statement you swear before a notary, and files it — so that if someone does break in, the officer at the door has something to work from instead of a lease they cannot check.
The decision still belongs to the officer. Our job is to make it an easy one.
This page is the money. The law behind it is on Oklahoma’s guide — whether police can arrest, whether a sheriff can act on your affidavit alone, and how long occupation takes to become a claim. Every answer quoted from the statute.