tag:blogger.com,1999:blog-41476075911004050202024-03-14T04:28:57.645-05:00San Antonio Eviction Lawyer - Exclusively Representing Landlords - Eviction Attorney in San AntonioTexas has a storied history of protecting citizens’ homes and business – even rented properties. Whether the tenant is renting a commercial building, office space, apartment, or house, the landlord-tenant relationship is governed by a complex set of laws. In Texas, these laws are sometimes abused to the disadvantage of Landlords. Trey Wilson is a San Antonio, Texas real estate lawyer with an active evictions practice, exclusively representing Landlord / Owners and Property Managers.Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comBlogger90125tag:blogger.com,1999:blog-4147607591100405020.post-42142457446908804602017-01-22T09:22:00.000-06:002017-01-22T09:24:43.323-06:00Check out My New San Antonio Evictions Attorney WebsiteSan Antonio Eviction Lawyer - Bexar County Eviction Attorney - Trey Wilson Attorney in San Antonio, Texas wrote:<br />
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I'm proud to announce the launch of my new website dedicated to my practice as a San Antonio Evictions Attorney. Come visit at <a href="http://www.sanantonioevictionlawyer.com/">www.SanAntonioEvictionLawyer.com</a><br />
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Thanks in advance for stopping by.<br />
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Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-42236419613199649222016-04-12T17:13:00.001-05:002016-04-12T17:13:39.319-05:00Pro Bono Spring Break Gives Students a New View on Poverty and Poverty Law <a href="http://www.sanantoniorealestatelawyer.com/">Trey Wilson San Antonio Texas Real Estate Attorney</a>, <a href="http://www.sanantoniorealestatelaw.com/">Trey Wilson Real Estate Lawyer in San Antonio </a>wrote: As a <a href="http://www.sanantonioevictionlawyer.com/">lawyer representing landlords and property managers in eviction suits</a>, I am frequently exposed to the human cost of displacement.<br /><br />
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In many situations the loss of occupancy rights result from poor choices; yet, sometimes life's challenges and generational poverty and unsophistication result in displacement. This article gives a poignant example and I am encouraged by the <a href="https://storify.com/TexasATJ/pro-bono-spring-break-2016-probono2016">students participating in this program</a>.<br /><br />
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<a href="http://www.texasatj.org/pro-bono-spring-break-gives-students-new-view-poverty-and-poverty-law#sthash.9aQkgGuD.cmfs">Pro Bono Spring Break Gives Students a New View on Poverty and Poverty Law</a>Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-28547388856302335512016-03-07T07:45:00.001-06:002016-03-07T07:45:20.616-06:00New York Times Book Review of Evicted: Poverty and Profit in the American City<span style="font-family: inherit;"><a href="http://www.sanantonioevictionlawyer.com/">San Antonio Eviction Lawyer - Bexar County</a> <a href="http://www-sa-law.com/">Eviction Attorney - Trey Wilson</a> <a href="http://www.sanantoniorealestatelawyer.com/">Attorney in San Antonio, Texas</a> wrote:</span><br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEimI0GtGVPqfXpKAqe2qYTeTalxKsllxc5Nq0_VcnaHIVfKYnLMhoObGgOIc6wSHoYAWosOpuA_x1RstRfkISYlQnXKFil9W9lIMY5xkfPol35d94d8fJUvOqgMNPOiGYX1GnvgopP1dIhU/s1600/Evicted+Book.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="320" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEimI0GtGVPqfXpKAqe2qYTeTalxKsllxc5Nq0_VcnaHIVfKYnLMhoObGgOIc6wSHoYAWosOpuA_x1RstRfkISYlQnXKFil9W9lIMY5xkfPol35d94d8fJUvOqgMNPOiGYX1GnvgopP1dIhU/s320/Evicted+Book.jpg" width="216" /></a></div>
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<span style="font-family: inherit;">From the <a href="http://www.nybooks.com/">New York Times Review of Books</a> comes a review of <i style="color: #333333;"><a href="http://www.penguinrandomhouse.com/books/247816/evicted-by-matthew-desmond/9780553447439/">Evicted: Poverty and Profit in the American City</a>. </i></span></div>
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<span style="font-family: inherit;"><span style="color: #333333;">This book by </span><span style="background-color: white;"><span style="color: #333333;"><a href="http://scholar.harvard.edu/mdesmond/home">Matthew Desmond, a Harvard sociologist</a>, is a collection of stories about evictions and poverty plaguing 8 families in </span></span><span style="background-color: white; color: #333333; text-align: start;">Milwaukee.</span><span style="background-color: white;"><span style="color: #333333;"> According to the NY Times review, one of the book's main points is "</span></span><span style="color: #333333;">that the evictions aren’t just a consequence of poverty but also a cause. Evictions make kids change schools and cost adults their jobs. They undermine neighborhoods, force desperate families into worse housing, and leave lasting emotional scars. Yet they have been an afterthought, if that, in discussions of poverty."</span></span></div>
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<span style="color: #333333;"><span style="font-family: inherit;">I found the <a href="http://www.amazon.com/Evicted-Poverty-Profit-American-City/dp/0553447432/ref=sr_1_1?ie=UTF8&qid=1457357933&sr=8-1&keywords=Evicted%3A+Poverty+and+Profit+in+the+American+City">book for sale on Amazon</a>. I plan to pick up a copy of the book, as my job as a <a href="http://www.sanantonioevictionlawyer.com/">lawyer who represents managers and landlords in eviction cases</a> may have the unintended effect of insulating me from a full appreciation of the social and psychological impact of <i>being evicted</i>.</span></span></div>
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<span style="color: #333333;"><span style="font-family: inherit;">Read the <a href="http://www.nybooks.com/articles/2016/03/10/evicted-kicked-out-in-america/">full NY Times Review</a> here.</span></span></div>
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<br />Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-51293460726499429662015-12-13T19:45:00.001-06:002015-12-13T19:45:06.692-06:00Check Out my Video Short for San Antonio Eviction Lawyer<a href="http://www.sanantonioevictionlawyer.com/">San Antonio Eviction Lawyer</a> - <a href="http://www.sa-law.com/">Bexar County Eviction Attorney</a> - Trey Wilson Attorney in San Antonio, Texas wrote:<br />
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<iframe allowfullscreen='allowfullscreen' webkitallowfullscreen='webkitallowfullscreen' mozallowfullscreen='mozallowfullscreen' width='320' height='266' src='https://www.blogger.com/video.g?token=AD6v5dy3k9CgxUu_7IE7lzE329KWE1sowsj2tCmYi8qgGKpJdOf9vtQbXtX3pQrmeA4PspHH9-wCFDp7S70JNVEC0A' class='b-hbp-video b-uploaded' frameborder='0'></iframe></div>
<br />Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-76863214632741531722015-12-08T21:53:00.000-06:002015-12-08T21:58:53.113-06:00 "Retaliation" As a Defense to Eviction<div style="text-align: justify;">
<span style="font-family: "georgia" , "times new roman" , serif;"><a href="http://www.sanantonioevictionlawyer.com/" target="_blank">San Antonio Eviction Lawyer</a> - <a href="http://www.saevictionlawyer.com/" target="_blank">Bexar County Eviction Attorney</a> - <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Trey Wilson Attorney in San Antonio, Texas</a> wrote:</span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><span style="color: #222222;">Chapter 92 of the Texas Property Code prohibits retaliation</span><span style="color: #222222;"> </span><span style="color: #222222;">by a landlord against a tenant. </span><i style="color: #222222;">See</i><span style="color: #222222;"> </span><span style="color: #222222;"><a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.92.htm#92.331" target="_blank">TEX. PROP. CODE § 92.331</a>. </span><span style="color: #222222;">Section 92.331(a) provides in part that: </span></span></div>
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<span style="color: #222222;"><span style="font-family: "georgia" , "times new roman" , serif;">"[a] landlord may not retaliate against a tenant by taking an action described by Subsection (b) because the tenant. . . in good faith exercises or attempts to exercise against a landlord a right or remedy granted to the tenant by lease, municipal ordinance, or federal or state statute. . . ." </span></span></blockquote>
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<span style="font-family: "georgia" , "times new roman" , serif;"><span style="color: #222222;">Subsection (b) provides that the landlord </span></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><span style="color: #222222;">"may not, within six months after the date of the tenant's action under subsection (a), retaliate against the tenant" by taking certain actions including filing an eviction</span><span style="color: #222222;"> </span><span style="color: #222222;">proceeding or "engaging, in bad faith, in a course of conduct that materially interferes with the tenant's rights under the tenant's lease."</span><span style="color: #222222;"> </span></span></blockquote>
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<span style="font-family: "georgia" , "times new roman" , serif;"><i style="color: #222222;">See</i><span style="color: #222222;"> </span><span style="color: #222222;">TEX. PROP. CODE ANN. § 92.331(b)(1) & (b)(5)</span></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><span style="color: #222222;">When a landlord is determined to have filed an eviction action in retaliation for legal conduct of a tenant (as described in the statute), the tenant may recover a civil penalty and attorneys' fees against the landlord. </span></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><span style="color: #222222;">Further, retaliation</span><span style="color: #222222;"> may be asserted by a tenant as</span><span style="color: #222222;"> an absolute defense in a suit for</span><span style="color: #222222;"> eviction. </span><span style="color: #222222;"> </span><i style="color: #222222;">See</i><span style="color: #222222;"> </span><span style="color: #222222;">TEX. PROP. CODE ANN. § 92.335. </span></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><span style="color: #222222;">Crafty tenants often allege retaliation because of the powerful and absolute of this defense. </span><span style="color: #222222;">However, u</span><span style="color: #222222;">nder Section 92.332(b), an eviction</span><span style="color: #222222;"> </span><span style="color: #222222;">or lease termination does <u><b><i>not</i></b></u> constitute retaliation</span><span style="color: #222222;"> </span><span style="color: #222222;">where the tenant is delinquent in rent when the landlord gives notice to vacate or files an eviction</span><span style="color: #222222;"> </span><span style="color: #222222;">action. TEX.PROP.CODE ANN. § 92.332(b)(1) ("</span><span style="background-color: white; color: #222222;">an eviction i</span><span style="background-color: white; color: #222222;">s not retaliation</span><span style="background-color: white; color: #222222;"> when "the tenant is delinquent in rent when the landlord gives notice to vacate or files an eviction</span><span style="background-color: white; color: #222222;"> action." </span><i style="color: #222222;">Hernandez v. Gallardo,</i><span style="background-color: white; color: #222222;"> No. 08-12-00178-CV, 2014 Tex. App. LEXIS 11878, at *12-13 (Tex. App.-El Paso October 29, 2014, pet. denied)</span><span style="color: #222222;">. </span></span></div>
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<span style="color: #222222;"><span style="font-family: "georgia" , "times new roman" , serif;"><br /></span></span></div>
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<span style="font-family: "georgia" , "times new roman" , serif;"><span style="color: #222222;">That is, section 92.332 expressly permits the landlord to file an eviction</span><span style="color: #222222;"> </span><span style="color: #222222;">proceeding for delinquent rent or other material breaches of the lease as provided in section 92.332.</span><span style="color: #222222;"> </span><i style="color: #222222;">See id.,</i><span style="color: #222222;"> </span><span style="color: #222222;">§§ 92.331(b)(1) and 92.332. Accordingly, where a tenant asserts the affirmative defense of retaliation, an eviction court should consider the following:</span></span></div>
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<span style="color: #222222; font-family: "georgia" , "times new roman" , serif;">(i) the <u>timing</u> of the landlord's issuance of the lease termination or notice of eviction; and</span></div>
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<span style="color: #222222; font-family: "georgia" , "times new roman" , serif;">(ii) the status of the tenant's payment obligations <i><b>at that time</b></i>.</span></div>
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<span style="color: #222222; font-family: "georgia" , "times new roman" , serif;">If the landlord can demonstrate that the tenant owed rent or was otherwise in default at the time that the notice to vacate is issued, then the tenant most often cannot carry his burden under the affirmative defense of retaliation. <i><a href="https://scholar.google.com/scholar_case?case=6429015248662599941&q=%2292.331%22&hl=en&as_sdt=4,44&as_ylo=2011" target="_blank">See Moore vs. Hurtado</a></i>, __ S.W. 3d Memorandum Opinion -- (Tex.App. -- Amarillo June 16, 2015)</span></div>
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Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-41862826011748965002015-12-01T07:13:00.000-06:002015-12-01T07:13:13.222-06:00RAISING A "TITLE DISPUTE" DOESN'T ALWAYS GET TENANTS OUT OF EVICTION HOT SEAT<span style="font-family: Georgia, Times New Roman, serif;"><a href="http://www.sanantonioevictionattorney.com/" target="_blank">San Antonio Eviction Lawyer - Bexar County Eviction Attorney</a> - <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Trey Wilson Attorney in San Antonio, Texas</a> wrote:</span><br />
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<span style="font-family: Georgia, Times New Roman, serif;">Some tenants facing eviction (and their lawyers) are savvy and all-too-familiar with the tricks of the trade that can be wielded to delay and obstruct a landlord's recovery of possession of a rental property.</span></div>
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<span style="font-family: Georgia, Times New Roman, serif;">One of the most frequently employed methods of subverting an eviction proceeding is the assertion by a tenant of a "title dispute" concerning the rental premises. In these cases, the tenant or occupant will allege -- often in very general and ambiguous terms -- that he or she maintains some type of ownership interest in the rental premises. Such claims to title most frequently arise in those circumstances where there exists no written lease, and there is a special relationship (family, romantic, employer/employee, etc.) between the record title owner (the landlord) and the person facing eviction (the tenant).</span></div>
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<span style="font-family: Georgia, Times New Roman, serif;">In some cases, the tenant will respond to the eviction suit (filed by the landlord in Justice Court) by filing a <i><b>new suit</b></i> in District Court alleging some claim to title. By doing this, a tenant ostensibly creates an "issue of title" to the property made the subject of the eviction proceeding.</span></div>
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<span style="font-family: Georgia, Times New Roman, serif;">Under Texas law, a Justice Court lacks the jurisdiction to resolve title disputes or make any determinations of title/ownership of real property. Accordingly, the tenant will appear at the eviction trial and argue that the Justice Court lacks jurisdiction to proceed because title is at issue.</span></div>
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<span style="font-family: Georgia, Times New Roman, serif;">This strategy used to be very effective, and has derailed many eviction proceedings because most judges are very careful not to exceed their jurisdiction. However, like most other legal ploys and dilatory tactics, the fabricated "issue of title" strategy has been overplayed by tenants, and decisions from Texas courts of appeals have served to limit the effectiveness of this argument.</span></div>
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<span style="font-family: Georgia, Times New Roman, serif;">Since at least 2001, Texas courts have recognized that every assertion of a title dispute by a tenant <b>does not</b> divest the Justice Court of jurisdiction to determine rights of possession through an eviction Judgment. The "granddaddy" case discussing the dichotomy of title vs. possession is <a href="https://scholar.google.com/scholar_case?case=1685071104024563318&hl=en&as_sdt=6,44" target="_blank">Rice vs. Pinney</a>, which arises out of the Dallas, Texas (5th) Court of Appeals. </span></div>
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<span style="font-family: Georgia, Times New Roman, serif;">In <a href="http://caselaw.findlaw.com/tx-court-of-appeals/1257700.html" target="_blank">Rice</a>, and in several subsequent cases (from various Texas courts of appeals) that follow its holding, the Court held that not all cases require a Justice Court to determine title in order to determine the right to possession. </span></div>
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<span style="font-family: Georgia, Times New Roman, serif;">More succinctly, the Rice Court found that "<span style="background-color: white; color: #222222;">a justice court or county court at law is not deprived of jurisdiction merely by the existence of a title dispute, but is deprived of jurisdiction only if <b>"the right to immediate possession </b></span><i style="color: #222222; font-weight: bold;">necessarily requires the resolution of a title dispute</i><span style="background-color: white; color: #222222;"><b>" and "</b></span><b><span style="background-color: white; color: #222222;">Thus, it is only when the justice or county court </span><i style="color: #222222;">must</i><span style="background-color: white; color: #222222;"> determine title issues that it is without jurisdiction to adjudicate a forcible detainer case."</span></b></span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><span style="background-color: white; color: #222222;">Since Rice, numerous courts<b> </b>have determined that the right of superior possession may be resolved without determining </span></span><span style="color: #222222; font-family: Georgia, Times New Roman, serif;">title, and that a request for eviction can be considered (under the doctrine of "concurrent jurisdiction") even when a district court has been asked to determine title.</span></div>
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<span style="color: #222222; font-family: Georgia, Times New Roman, serif;">As stated above, judges are typically reluctant to exceed the jurisdiction conferred upon them by law. As such, a skilled attorney representing the landlord in an eviction proceeding will be prepared to educate the Justice Court judge about the holding in Rice and its progeny.</span></div>
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Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-84766165111508397442015-11-14T07:46:00.000-06:002015-11-14T07:48:00.274-06:00EVICTION SUITS MUST BE FILED IN JUSTICE COURT BUT ARE SUBJECT TO AUTOMATIC APPEAL TO COUNTY COURT<span style="font-family: "georgia" , "times new roman" , serif;"><a href="http://www.sanantonioevictionlawyer.com/" target="_blank">San Antonio Eviction Lawyer - Bexar County Eviction Attorney</a> - <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Trey Wilson Attorney in San Antonio, Texas</a> wrote:</span><br />
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<span style="font-family: "georgia" , "times new roman" , serif;">A relatively new series of rules located within Chapter 500 of the Texas Rules of Civil Procedure govern all claims filed in the Justice Courts. Among the different classes of claims are eviction or "forcible entry and detainer" suits.</span><br />
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<span style="font-family: "georgia" , "times new roman" , serif;"><a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.24.htm#24.004" target="_blank">Section 24.004(a) of the Texas Property Code</a> provides that exclusive jurisdiction for eviction suits lies in the Justice Courts:</span><br />
<blockquote class="tr_bq" style="text-align: justify;">
<b><span style="font-family: "georgia" , "times new roman" , serif;"><span style="background-color: white; text-indent: 47.359375px; white-space: pre-wrap;">Except as provided by Subsection (b), a justice court in the precinct in which the real property is located has jurisdiction in eviction suits. Eviction suits include forcible entry and detainer and forcible detainer suits. A justice court has jurisdiction to issue a writ of possession under Sections </span><a href="http://www.statutes.legis.state.tx.us/GetStatute.aspx?Code=PR&Value=24.0054&Date=7/18/2015" style="text-decoration: none; text-indent: 47.359375px; white-space: pre-wrap;" target="new">24.0054</a><span style="background-color: white; text-indent: 47.359375px; white-space: pre-wrap;">(a), (a-2), and (a-3).</span></span></b></blockquote>
<div style="text-align: justify;">
<span style="font-family: "georgia" , "times new roman" , serif;">Given this jurisdictional requirement, (which is also reflected in <a href="http://www.statutes.legis.state.tx.us/Docs/GV/htm/GV.27.htm#27.031" target="_blank">Section 27.031(a)(2) of the Texas Government Code</a>) eviction suits <u>must</u> originate and be filed in the Justice Court in the County and precinct where the rental or other contested property is located.</span></div>
<div style="text-align: justify;">
<span style="font-family: "georgia" , "times new roman" , serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: "georgia" , "times new roman" , serif;">However, unlike most other types of lawsuits, evictions (and other small claims proceedings) are subject to an automatic appeal to the County Court. Texas Rule of Civil Procedure 510.9(a) provides:</span></div>
<br />
<div class="page" title="Page 241">
<div class="layoutArea">
<div class="column">
<blockquote class="tr_bq">
<b><span style="font-family: "georgia" , "times new roman" , serif;">A party may appeal a judgment in an eviction case by filing a bond,
making a cash deposit, or filing a sworn statement of inability to pay with the justice court
within 5 days after the judgment is signed.</span></b></blockquote>
<span style="font-family: "georgia" , "times new roman" , serif;">By law, these appeals are <i>de novo</i>, meaning "new" or "as if the trial in the Justice Court never occurred." TRCP 510.10(c) provides:</span><br />
<br />
<div class="page" title="Page 243">
<div class="layoutArea">
<blockquote class="tr_bq">
<b><span style="font-family: "georgia" , "times new roman" , serif;">The case must be tried de novo in the county court. A trial de novo is a new
trial in which the entire case is presented as if there had been no previous trial. The trial, as
well as any hearings and motions, is entitled to precedence in the county court. </span></b></blockquote>
<div class="column">
<ol style="list-style-type: none;">
</ol>
</div>
</div>
</div>
<span style="font-family: "georgia" , "times new roman" , serif;">In practical terms, the above means that:</span><br />
<br />
<ul>
<li><span style="font-family: "georgia" , "times new roman" , serif;">All eviction suits must originally be filed in Justice Court;</span></li>
<li><span style="font-family: "georgia" , "times new roman" , serif;">Either party to a Judgement entered by the Justice Court may appeal by following specified procedures;</span></li>
<li><span style="font-family: "georgia" , "times new roman" , serif;">The appeal is taken to the County Court sitting in the same county as the Justice Court being appealed-from;</span></li>
<li><span style="font-family: "georgia" , "times new roman" , serif;">Trial in the County Court is "new," and the evidence, testimony and Judgment arising from the original Justice Court proceeding are irrelevant.</span></li>
</ul>
</div>
</div>
</div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-61279009323303764882015-10-11T20:30:00.000-05:002015-10-11T20:30:08.650-05:00The Case Against the Right to Jury Trial in Texas Eviction Suits<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><a href="http://www.sanantonioevictionlawyer.com/" target="_blank">San Antonio Eviction Lawyer</a> - <a href="http://www.sa-law.com/" target="_blank">Bexar County Eviction Attorney</a> - <a href="http://www.sanantoniorealestatelawyer.com/" target="_blank">Trey Wilson Attorney in San Antonio, Texas </a>wrote:</span><br />
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span>
<span style="font-family: Georgia, Times New Roman, serif;">Although eviction cases, like most other civil cases, include a right to jury trial, my experience has been that this right is abused more often than not by tenants seeking unwarranted delay of the inevitable. After handling hundreds of eviction trials and appeals on behalf of landlords, I am convinced that the right to trial by jury should be eliminated (or severely abridged) in eviction cases. This may not be a popular viewpoint, but I believe it has merit.</span><br />
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span>
<span style="font-family: Georgia, Times New Roman, serif;">By design, eviction cases are limited, with "the entitlement to actual and immediate possession" of certain premises being the <u><i><b>sole issue</b></i></u> to be determined by the court. Proof of that right is established on very specific evidence, which is usually documentary in nature (a lease, deed, etc. and a written notice to vacate). Frequently, absolutely no "fact" issues exist in an eviction lawsuit. That is, the only issues to be decided at trial are issues of "law," which are to be determined by a judge. </span><br />
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span>
<span style="font-family: Georgia, Times New Roman, serif;"><u>NOTE</u>: Fact issues encompass matters of credibility, but not strictly legal issues, such as whether certain facts establish a claim or defense.</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="color: black; font-family: Georgia, Times New Roman, serif;"><a href="http://www.gpo.gov/fdsys/pkg/GPO-CONAN-1992/pdf/GPO-CONAN-1992-10-8.pdf" target="_blank">The Seventh Amendment<span style="background-color: white;"> (</span>Amendment VII<span style="background-color: white;">) to the </span>United States Constitution</a><span style="background-color: white;"> </span><span style="color: black;"><span style="background-color: white;"> codifies the right to a </span><span style="color: black;"><a href="https://en.wikipedia.org/wiki/Jury_trial" style="background-image: none; text-decoration: none;" title="Jury trial">jury trial</a><span style="background-color: white;"> in certain </span><a href="https://en.wikipedia.org/wiki/Civil_law_(common_law)" style="background-image: none; text-decoration: none;" title="Civil law (common law)">civil</a><span style="background-color: white;"> cases, and inhibits courts from overturning a jury's </span><a href="https://en.wikipedia.org/wiki/Question_of_fact" style="background-image: none; text-decoration: none;" title="Question of fact">findings of fact</a><span style="background-color: white;">. </span></span></span></span><span style="background-color: white; font-family: Georgia, 'Times New Roman', serif;">The text of the 7th Amendment provides:</span></div>
<blockquote class="tr_bq" style="text-align: justify;">
<span style="background-color: white; color: #252525;"><b><span style="font-family: Georgia, Times New Roman, serif;">In Suits at common law, where the value in controversy shall exceed twenty dollars, the right of trial by jury shall be preserved, and no fact tried by a jury, shall be otherwise re-examined in any Court of the United States, than according to the rules of the common law.</span></b></span></blockquote>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"> Texas Rule of Civil Procedure 510.7(b) expressly extends the right to trial by jury to eviction cases:</span></div>
<blockquote class="tr_bq">
<span style="font-family: Georgia, Times New Roman, serif;"></span><br />
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><b><span style="background-color: white;">Any party may file a written demand for trial by jury by making a request to the court at least 3 days before the trial date. The demand must be accompanied by payment of a jury fee or by filing a sworn statement of inability to pay the jury fee. If a jury is demanded by either party, the jury will be impaneled and sworn as in other cases; and after hearing the evidence it will return its verdict in favor of the plaintiff or the defendant. If no jury is timely demanded by either party, the judge will try the case.</span></b></span></div>
<span style="font-family: Georgia, Times New Roman, serif;">
</span></blockquote>
Thus, the law is clear: if a party to a civil eviction case timely files a request, he is entitled to trial by jury.<br />
<br />
However, since Rule 510.7 authorizes a jury to be demanded only <b>3</b> days before trial (by contrast, Rule 216 generally requires a jury demand to be filed <b>30</b> days before trial in higher Texas courts), it is fair to say that most Texas Justice Courts cannot be prepared to impanel a jury upon such short notice. A jury demand filed only 3 days in advance invariably delays an eviction trial and allows a tenant to remain in possession of premises while the Court scrambles to summon jurors and set aside time for the lengthy process of juror selection and trial.<br />
<br />
Since a Plaintiff (usually landlord) can request a jury at the time that the eviction case is initiated, filing a last minute jury demand is almost exclusively within the province of the defendant/tenant. "Professional tenants" and lawyers who frequently represent tenants have been known to use jury demands solely to "buy time" during which a Defendant/tenant remains (for free) in a property which they have no legal right to possess. These tactics pervert the spirit of the 7th Amendment, and call into question the fundamental fairness of the right to jury trial in eviction cases.Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-82978979284273389222015-08-26T22:02:00.004-05:002015-08-26T22:03:53.899-05:00New Eviction Laws to Take Effect Soon -- Important Changes to Eviction and Eviction Appeals Process Are Coming<a href="http://www.sanantonioevictionlawyer.com/">San Antonio Eviction Lawyer - Bexar County Eviction Attorney</a> - <a href="http://www.sanantoniorealestatelawyer.com/">Trey Wilson Attorney in San Antonio, Texas</a> wrote:<br />
<br />
As happens in every odd year, the <a href="http://www.capitol.state.tx.us/">Texas Legislature</a> conducted its legislative session in 2015. This session (the 84th) resulted in a few new laws that directly impact evictions and eviction appeals in Texas. The following are summaries of the House Bills that directly impact eviction suits.<br />
<br />
<div style="text-align: justify;">
<a href="http://www.capitol.state.tx.us/BillLookup/Text.aspx?LegSess=84R&Bill=HB1853">HB 1853</a>: Effective 9/1/15 -- <span style="font-family: 'Times New Roman';">H.B. 1853 amends current law relating to the removal of a tenant's personal property after a writ
of possession has been issued in an eviction suit. </span><span style="font-family: 'Times New Roman';"> </span><span style="font-family: Times New Roman; font-size: small;">Specifically, <a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.24.htm#24.0061">Section 24.0061, Property Code</a>, </span><span style="font-family: Times New Roman;">is amended</span><span style="font-family: Times New Roman; font-size: small;"> by adding a new Subsection (d-1), which authorizes a </span><span style="font-family: 'Times New Roman';">municipality to provide, without charge to the landlord or to the owner
of personal property removed from a rental unit under a writ of possession, a portable, closed
container into which the removed personal property shall be placed by the officer
executing the writ or by the authorized person. The municipality is further authorized to remove the
container from the location near the rental unit and dispose of the contents by any lawful
means if the owner of the removed personal property does not recover the property from
the container within a reasonable time.</span></div>
<div style="text-align: justify;">
<br /></div>
<div style="text-align: justify;">
<a href="http://www.capitol.state.tx.us/BillLookup/Text.aspx?LegSess=84R&Bill=HB1334">HB 1334</a>: Effective 1/1/2016 -- This new law amends <a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.24.htm">Chapter 24 of the Texas Property Code</a> and <span style="font-family: 'Times New Roman';">seeks to provide a process for ensuring the validity and financial integrity of appeal bonds filed in eviction cases, and to challenge the sufficiency of the bond posted by a tenant who appeals an eviction Judgment. </span></div>
<div style="text-align: justify;">
<br /></div>
<div style="text-align: justify;">
<a href="http://www.capitol.state.tx.us/tlodocs/84R/billtext/pdf/HB03364F.pdf#navpanes=0">HB 3364</a>: Effective 1/1/2016 -- This Bill is aimed at the problematic wait that <a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.24.htm#24.007">current law</a> <span style="font-family: 'Times New Roman';">allows commercial tenants to
remain in the property after final judgment of eviction has been issued. </span><span style="font-family: 'Times New Roman';">H.B. 3364 seeks to clarify that a final judgment of a county court in an eviction suit may not be
appealed on the issue of possession unless the premises are for residential purposes only. </span></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-91168400017957786552015-06-04T10:48:00.000-05:002015-06-04T10:48:53.907-05:00When Are Eviction Appeals Set for Trial In Bexar County Court?<a href="http://www.sanantonioevictionlawyer.com/">San Antonio Eviction Lawyer - Bexar County Eviction Attorney</a> - <a href="http://www.sanantoniorealestatelawyer.com/">Trey Wilson San Antonio Attorney</a> wrote:<br />
<br />
Unlike the standard procedure of the clerk assign eviction suits for trial in the <a href="http://home.bexar.org/jp/">Bexar County Justice Courts</a>, trials upon appeals of eviction judgments are NOT automatically set in the <a href="http://home.bexar.org/judges/countycourts.html">Bexar County Court at Law</a>.<br />
<br />
Instead, eviction appeal trials are held only upon written request filed with the Court by EITHER the owner/ landlord/ appellee OR the party in possession (usually the tenant or former owner who refuses to vacate following foreclosure). As with other civil non-jury trials, eviction appeals are heard only on Thursdays and Fridays of each week in the Presiding Court.<br />
<br />
A party to an eviction appeal who needs the case resolved by trial is well-advised to <a href="http://www.sa-law.com/">contact an experienced evictions attorney</a> who understands the Court process and the law.Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-89827218058545467592015-06-04T10:29:00.004-05:002015-06-04T10:29:46.456-05:00San Antonio Apartment Tenants told to stop paying rent, then to Vacate?<a href="http://www.sanantonioevictionlawyer.com/">San Antonio Eviction Lawyer - Bexar County Eviction Attorney</a> -- <a href="http://www.sanantoniorealestatelawyer.com/">Trey Wilson San Antonio</a> wrote: Here's an interesting eviction/ landlord-tenant story from <a href="http://ksat.com/">KSAT.com</a><br />
<h1 style="border: 0px; box-sizing: border-box; color: #222222; direction: ltr; font-family: 'PT Sans', sans-serif; font-size: 1.8em; line-height: 42px; margin: 12px 0px 20px; outline: 0px; padding: 0px; text-rendering: optimizelegibility; vertical-align: baseline;">
Tenants instructed to stop paying rent being forced from apartments</h1>
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<span class="typeBold" style="box-sizing: border-box; font-weight: 700;">SAN ANTONIO - </span>South Point Oaks Apartments residents are baffled about the future of their living situation after receiving notices the residential property has been sold and that they must leave.</div>
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“It's where I call home for right now,” said James Prince, who has lived at the apartments near Loop 410 and Babcock Road for three years.</div>
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On May 7, tenants received a notice from Fairway Properties saying the apartments had changed ownership. The letter instructed residents to “refrain from paying rent to anyone until you receive a notice from the new owner or management company.”</div>
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On May 24, tenants received an eviction notice stating they had 72 hours to leave.</div>
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“Three weeks ago you tell us stop paying rent and we don't pay rent,” said Prince. “Now you're telling us we have to leave."</div>
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Read the full story <a href="http://www.ksat.com/content/pns/ksat/news/2015/06/03/tenants-instructed-to-stop-paying-rent-being-forced-from-apartme.html">HERE</a></div>
</div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-31778541558591606252015-05-18T20:24:00.000-05:002015-06-04T10:30:15.651-05:00Foreclosure Under a Deed of Trust Permits Resolution of Immediate Possession Without resolving Title<a href="http://www.sanantonioevictionlawyer.com/">San Antonio Eviction Lawyer</a> - Bexar County <a href="http://www.sanantoniorealestatelaw.com/">Eviction Attorney Trey Wilson</a> wrote:<br />
<br />
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">The existence of title "issues" or breaks in the title chain of purchasers at a foreclosure sale are not necessarily fatal in a post-foreclosure eviction case. This is the case because in post-foreclosure evictions, t<span style="color: #222222;"><span style="line-height: 22px;">itle issues need not be resolved before the issue of possession can be determined.</span></span></span></div>
<div style="text-align: justify;">
<span style="color: #222222; line-height: 22px;"><span style="font-family: Georgia, Times New Roman, serif;"><br /></span></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #222222; line-height: 22px;">Rather, a foreclosure</span><span style="color: #222222;"><span style="line-height: 22px;"> under a deed of trust establishes a landlord and tenant-at-sufferance relationship between the parties, under the express language of the Deed of Trust (usually paragraph 22). Based on this language and the contractual agreement contained in the Deed of Trust, there is an independent basis to determine the issue of immediate possession without resolving the issue of title to the property.</span></span></span></div>
<div style="text-align: justify;">
<span style="color: #222222; line-height: 22px;"><span style="font-family: Georgia, Times New Roman, serif;"><br /></span></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #222222; line-height: 22px;">Thus, where a deed of trust permits nonjudicial foreclosure</span><span style="color: #222222; line-height: 22px;"> and where such foreclosure (</span><span style="color: #222222; line-height: 22px;">under a deed of trust contractually creates a landlord and tenant-at-sufferance relationship between the foreclosed party and the purchaser at a Substitute Trustee's sale, it is not necessary to resolve a title dispute to determine the right of immediate possession. </span><i style="color: #222222; line-height: 22px;">See Jaimes,</i><span style="color: #222222; line-height: 22px;"> 2013 Tex. App. LEXIS 14615, at *13; </span><i style="color: #222222; line-height: 22px;">Hornsby,</i><span style="color: #222222; line-height: 22px;"> 2012 Tex. App. LEXIS 6880, at *7 ("Although [appellant] challenges the chain of title to the property, `the merits of the title shall not be adjudicated' in a forcible detainer action." (quoting former Tex. R. Civ. P. 746)); </span><i style="color: #222222; line-height: 22px;">Stephens v. Federal Home Loan Mortg. Corp.,</i><span style="color: #222222; line-height: 22px;"> No. 02-10-00251-CV, 2011 Tex. App. LEXIS 3056, at *5 (Tex. App.-Fort Worth Apr. 21, 2011, no pet.) (mem. op.) (holding Federal Home was not required to "connect the dots" between original lender and mortgage servicer regarding title); </span><i style="color: #222222; line-height: 22px;">Deubler v. Bank of New York Mellon,</i><span style="color: #222222; line-height: 22px;"> No. 02-10-00125-CV, 2011 Tex. App. LEXIS 2644, at *3-4 (Tex. App.-Fort Worth Apr. 7, 2011, no pet.) (mem. op.) (holding party was not required to present evidence establishing linkage between deed of trust and substitute trustee's deed to establish superior right to possession); </span><i style="color: #222222; line-height: 22px;">Kaldis v. Aurora Loan Servs.,</i><span style="color: #222222; line-height: 22px;"> No. 01-09-00270-CV, 2010 Tex. App. LEXIS 4831, at *7 (Tex. App.-Houston [1st Dist.] June 24, 2010, pet. dism'd w.o.j.) (mem. op.) (noting that purchaser to whom property was conveyed by substitute trustee's deed was not required to prove merits of its title to prove superior right to possession in its forcible-detainer action).</span></span><span style="color: #222222; font-family: Arial, sans-serif; font-size: 15px; line-height: 22px;"> </span></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-3739076054678651542015-05-18T16:08:00.000-05:002015-06-04T10:30:46.416-05:00Eviction in Texas…It's Not Just For Tenants <span style="font-family: Georgia, Times New Roman, serif;"><a href="http://www.sanantonioevictionlawyer.com/">San Antonio Eviction Lawyer</a> - <a href="http://sanantonioevictions.blogspot.com/">Bexar County Eviction Attorney</a> <a href="http://www.sa-law.com/">Trey Wilson</a> wrote:</span><br />
<br />
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">Eviction lawsuits are the mechanism by which Texas courts determine who has the right to occupy and possess property. This determination does <b>NOT</b> require that the parties be in a landlord-tenant relationship.</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">Many property owners are surprised to learn that an eviction case is the proper (and legal) way to remove any occupant from property, whether or not there is a lease.</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">In the past, we have handled eviction cases where the party to be removed is:</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">-A former romantic partner (boyfriend or girlfriend);</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">-A family member (parent, adult child, sibling, niece/nephew etc.) or friend who has overstayed their welcome;</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">-Squatters with no lawful claim to possession;</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">-Former owners who have lost the property through foreclosure or a Substitute Trustee's sale; and</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;">-Tenants who have held over beyond the end of a lease term.</span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"> </span></div>
<div style="text-align: justify;">
<span style="font-family: Georgia, Times New Roman, serif;"><span style="color: #222222; font-size: 15px; line-height: 22px;">A proper Defendant in an eviction lawsuit is any occupant (whether in naked possession or not) whose right to possession never existed or has ceased. How that occupant came to occupy the property is not the controlling factor. Instead, the present right of possession is the issue in an eviction case. </span></span></div>
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<span style="color: #222222; font-family: Georgia, 'Times New Roman', serif; font-size: 15px; line-height: 22px;"><br /></span></div>
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<span style="color: #222222; font-family: Georgia, 'Times New Roman', serif; font-size: 15px; line-height: 22px;">While the nature of the unwelcome occupant's current claim to possession does affect some of the procedure in an eviction case (the type and timing of notice to vacate, etc.) it is not jurisdictional. </span><span style="font-family: Georgia, 'Times New Roman', serif;">In fact, Texas courts have held very clearly that </span><span style="color: #222222; font-family: Georgia, 'Times New Roman', serif; font-size: 15px; line-height: 22px;">proof of a landlord-tenant relationship is an evidentiary issue in an eviction case, and not a jurisdictional one.</span><span style="color: #222222; font-family: Georgia, 'Times New Roman', serif; font-size: 15px; line-height: 22px;"> </span><i style="color: #222222; font-family: Georgia, 'Times New Roman', serif; font-size: 15px; line-height: 22px;">See</i><span style="color: #222222; font-family: Georgia, 'Times New Roman', serif; font-size: 15px; line-height: 22px;"> </span><span style="color: #222222; font-family: Georgia, 'Times New Roman', serif; font-size: 15px; line-height: 22px;">Tex. Prop. Code § 24.002;</span><span style="color: #222222; font-family: Georgia, 'Times New Roman', serif; font-size: 15px; line-height: 22px;"> </span><a href="https://scholar.google.com/scholar_case?case=8963967042267215694&q=post+foreclosure+eviction&hl=en&as_sdt=4,44&as_ylo=2015" style="color: #660099; font-family: Georgia, 'Times New Roman', serif; font-size: 15px; line-height: 22px;"><i>Academy Corp. v. Sunwest N.O.P., Inc.,</i> 853 S.W.2d 833, 834 (Tex. App.-Houston [14th Dist.] 1993, writ denied)</a><span style="color: #222222; font-family: Georgia, 'Times New Roman', serif; font-size: 15px; line-height: 22px;">. </span></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-67215285945617499972015-05-15T19:13:00.000-05:002015-05-15T19:13:28.120-05:00Relief From the Tenant Who Abuses the Pauper's Affidavit Process<a href="http://www.sanantonioevictionlawyer.com/">San Antonio Eviction Lawyer</a> - <a href="http://sanantonioevictions.blogspot.com/">Bexar County Eviction</a> <a href="http://www.sa-law.com/">Attorney Trey Wilson</a> wrote:<br />
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It is a sad reality that more than a few tenants know how to play the "eviction game." They exploit due process protections and procedural nuances of the Texas court system for the purpose of delaying the inevitable, and maximizing rent-free occupancy of someone else's property.</div>
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I have personally handled the eviction of the same individual from two different properties owned by unrelated landlords who don't even know each other. In other instances, I have encountered tenants who have been Defendants in five or more eviction lawsuits, and have appealed every one. </div>
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<div style="text-align: justify;">
One characteristic that most of these "professional evictees" have in common is a thorough understanding of the "Pauper's Affidavit" procedures existing under <a href="http://Sec. 24.0052. TENANT APPEAL ON PAUPER'S AFFIDAVIT. (a) If a tenant in a residential eviction suit is unable to pay the costs of appeal or file an appeal bond as required by the Texas Rules of Civil Procedure, the tenant may appeal the judgment of the justice court by filing with the justice court, not later than the fifth day after the date the judgment is signed, a pauper's affidavit sworn before the clerk of the justice court or a notary public that states that the tenant is unable to pay the costs of appeal or file an appeal bond.">Section 24.0052 of the Texas Property Code</a>. This Section provides:</div>
<blockquote class="tr_bq">
<span style="font-family: Times, Times New Roman, serif;"><b><span style="background-color: white; line-height: 24px; text-align: left; text-indent: 47.359375px; white-space: pre-wrap;">Sec. 24.0052. TENANT APPEAL ON PAUPER'S AFFIDAVIT. </span> </b></span></blockquote>
<blockquote class="tr_bq">
<span style="font-family: Times, Times New Roman, serif;"><b><span style="background-color: white; line-height: 24px; text-indent: 47.359375px; white-space: pre-wrap;">(a) If a tenant in a residential eviction suit is unable to pay the costs of appeal or file an appeal bond as required by the Texas Rules of Civil Procedure, the tenant may appeal the judgment of the justice court by filing with the justice court... a pauper's affidavit sworn before the clerk of the justice court or a notary public that states that the tenant is unable to pay the costs of appeal or file an appeal bond.</span> </b></span></blockquote>
<blockquote class="tr_bq">
<span style="font-family: Times, Times New Roman, serif;"><b><span style="background-color: white; line-height: 24px; text-indent: 47.359375px; white-space: pre-wrap;">(e) If the justice court approves the pauper's affidavit of a tenant, the tenant is not required to pay the county court filing fee or file an additional affidavit in the county court under Subsection (a).</span> </b></span></blockquote>
<div style="text-align: justify;">
This statute (which corresponds with Texas Rule of Civil Procedure 510.9(c)) does allow the landlord to contest the tenant's claimed status as a "pauper." However, such a challenge further delays final resolution of the case -- even where the tenant is appealing a Judgment (including a Judgment by Default) requiring them to surrender possession of the property. Further, in my experience, Justice Courts give tenants the benefit-of-the-doubt regarding their purported financial condition, and landlords rarely prevail in convincing the court that a tenant is <u>not </u>a "pauper."</div>
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A Pauper's Appeal is particularly frustrating to the landlord in a non-payment of rent eviction case because the tenant: (i) hasn't bothered to pay rent; (ii) has already lost at trial in the justice court; and (iii) will certainly lose on appeal; BUT is permitted to remain in the property whole processing their FREE appeal!!!! </div>
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The Texas <a href="http://www.txcourts.gov/media/514725/TRCP_2014_01_01.pdf">Rules of Procedure</a> recognize this fundamental unfairness, and the inherent incentive of the appealing tenant to delay the appeal since he is theoretically living for free while it is pending. Accordingly, Rule 510.9(c)(5) requires a tenant appealing a Non-Payment of Rent Eviction Judgment to pay rent as it comes due while the appeal is pending. Failure to pay rent will -- upon proper motion from the Landlord and Order of the County Court -- result in the tenant losing the right to remain in possession while the appeal is pending.</div>
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If you are a landlord whose residential tenant is abusing the Pauper's Affidavit process by not paying rent during an appeal, you should contact an <a href="http://www.sanantoniorealestatelaw.com/">experienced eviction lawyer</a> to bring this default to the Court's attention.</div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-41868298032830987982015-05-14T21:49:00.000-05:002015-05-15T08:50:44.681-05:00When 3 days is Not Enough Notice - Notice to Vacate/Notice to Quit<a href="http://www.sanantoniorealestatelaw.com/">San Antonio Eviction Lawyer - Bexar County Eviction</a> <a href="http://www.sanantoniorealestatelaw.com/">Attorney Trey Wilson </a>wrote:<br />
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Usually by the time a landlord brings an eviction matter to me, she has already issued a Notice to Vacate to the tenant. Most often, this Notice provides the tenant with 3 days to move, failing which, they will be evicted.<br />
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Unfortunately, however, 3 days is not always sufficient time for a notice to vacate under Texas law.<br />
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<a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.24.htm#24.005">Texas Property Code Section 24.005</a> provides the requirements of a Notice to Vacate. This law holds:<br />
<blockquote class="tr_bq" style="text-align: justify;">
<b><span style="font-family: Times, Times New Roman, serif;"><span style="background-color: white; font-size: 16px; line-height: 24px; text-indent: 47.359375px; white-space: pre-wrap;">(a) If the occupant</span><span style="background-color: yellow; font-size: 16px; line-height: 24px; text-indent: 47.359375px; white-space: pre-wrap;"> is a tenant under a written lease or oral rental agreement</span><span style="background-color: white; font-size: 16px; line-height: 24px; text-indent: 47.359375px; white-space: pre-wrap;">, the landlord must give </span><span style="background-color: yellow; font-size: 16px; line-height: 24px; text-indent: 47.359375px; white-space: pre-wrap;">a tenant who defaults or holds over beyond the end of the rental term or renewal period at least three days' written notice to vacate the premises</span><span style="background-color: white; font-size: 16px; line-height: 24px; text-indent: 47.359375px; white-space: pre-wrap;"> before the landlord files a forcible detainer suit, unless the parties have contracted for a shorter or longer notice period in a written lease or agreement.</span></span></b></blockquote>
<blockquote class="tr_bq" style="text-align: justify;">
<b><span style="font-family: Times, Times New Roman, serif;"><span style="background-color: white; line-height: 24px; text-indent: 47.359375px; white-space: pre-wrap;">(b) If the occupant </span><span style="background-color: yellow; line-height: 24px; text-indent: 47.359375px; white-space: pre-wrap;">is a tenant at will or by sufferance</span><span style="background-color: white; line-height: 24px; text-indent: 47.359375px; white-space: pre-wrap;">, the landlord must give the tenant at least three days' written notice to vacate before the landlord files a forcible detainer suit unless the parties have contracted for a shorter or longer notice period in a written lease or agreement.</span> </span></b></blockquote>
Obviously, this statute does NOT apply to the following non-exhaustive set of circumstances:<br />
<ul>
<li><span style="font-family: Times, Times New Roman, serif;">A monthly (month-to-month) tenant who has not breached;</span></li>
<li><span style="font-family: Times, Times New Roman, serif;">Some former owners who have lost the property to foreclosure; or</span></li>
<li><span style="background-color: white; line-height: 24px; text-indent: 47.359375px; white-space: pre-wrap;"><span style="font-family: Times, Times New Roman, serif;">A tenant who has not breached a lease agreement or </span></span><span style="font-family: Times, Times New Roman, serif;"><span style="line-height: 24px; white-space: pre-wrap;">held over (but for who the landlord desires to terminate occupancy).</span></span></li>
</ul>
<div>
<span style="font-family: Times, Times New Roman, serif;"><span style="line-height: 24px; white-space: pre-wrap;">Since proper notice to vacate is JURISDICTIONAL, a court CANNOT order a tenant to vacate or surrender possession if a landlord has not supplied proper notice. As such, if the notice required in a given landlord-tanant or occupancy situation is unclear, the property owner should contact an <a href="http://www.sanantoniorealestatelawyer.com/">experienced eviction lawyer. </a></span></span></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-88531389983753663392015-05-13T22:33:00.000-05:002015-05-13T22:33:38.101-05:00Why "Wrongful Foreclosure" Claims Are Irrelevant in Post-Foreclosure Evictions<a href="http://www.sanantonioevictionlawyer.com/">San Antonio Eviction Lawyer</a> - Bexar County <a href="http://www.sa-law.com/">Eviction Attorney Trey Wilson</a> wrote:<br />
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Many times people who have lost their homes to foreclosure refuse to vacate. Their continued possession of the property poses obvious problems for the purchaser at the foreclosure or trustee's sale because, as former owners, they have no lease and no obligation to pay rent. In addition, former owners are frequently hostile and resentful of the fact that the foreclosure occurred. This resentment can result in purposeful damage to the property or a "hunkering down" mentality characterized by a refusal to accept the validity of the foreclosure or the Substitute Trustee's Deed conveying the property to a new owner.</div>
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Lawyers or <a href="https://www.texasattorneygeneral.gov/oagnews/release.php?id=2874">organizations offering "foreclosure relief," "foreclosure assistance" or "foreclosure mitigation" services</a> typically seek to prevent foreclosure by identifying alleged defects in the foreclosure process. When reliance upon these alleged deficiencies does not successfully stop a property from being foreclosed, the next step is usually the filing of a "wrongful foreclosure" lawsuit that claims that the Substitute Trustee's Sale was somehow void or improper and should be reversed. Sometimes the new owner of the property is joined as a Defendant in such a lawsuit.</div>
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When the new owner of the foreclosed property (most frequently the purchaser at the Trustee's Sale) cannot get the prior (now-foreclosed) owner to vacate or surrender possession, there is no option but to commence an eviction suit. Almost like clockwork, the former owner will assert that the <a href="http://home.bexar.org/jp/">Justice Court</a> cannot hear the eviction suit because such a suit implicates title to the property, and in Texas, jurisdiction to consider title is reserved for the <a href="http://home.bexar.org/judges/districtcourts.html">district courts</a>. Thus, the argument goes, a determination of possession cannot be made without also determining title, and this determination cannot be made in the context of an eviction case pending in the Justice Court.</div>
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Texas courts of appeals have repeatedly considered and <u>rejected</u> this argument. </div>
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Instead, courts have relied upon the language contained in the prior owner's <a href="http://www.freddiemac.com/uniform/pdf/3044.pdf">Deed of Trust</a> to hold that the foreclosure sale separates the issue of title from that of a right of possession. This holding typically turns on language in the Deed of Trust whereby the Borrower (the former owner) agrees that </div>
<blockquote class="tr_bq">
<b>"if <span style="font-family: TimesNewRoman,Bold; font-size: small;">the Property is sold pursuant to [the </span><span style="font-family: TimesNewRoman,Bold;">acceleration</span><span style="font-family: TimesNewRoman,Bold; font-size: small;"> and remedies section of the Deed of Trust], Borrower or any person holding
possession of the Property through Borrower shall immediately surrender possession of the
Property to the purchaser at that sale. If possession is not surrendered, Borrower or such
person shall be a tenant at sufferance and may be removed by writ of possession or other
court proceeding."</span></b></blockquote>
<div style="text-align: justify;">
Given this agreement by the former owner (as Borrower), the foreclosure sale made him a "tenant at sufferance," and, accordingly, defects in the foreclosure process are IRRELEVANT and IMMATERIAL to the right of possession of a purchaser at such foreclosure sale.</div>
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If you are a purchaser of property at a Substitute Trustee's Sale / Foreclosure Sale who is required to evict a former owner, you should contact an <a href="http://www.sanantonioevictionlawyer.com/">experienced eviction lawyer.</a></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-45351895540847283282015-03-12T22:04:00.001-05:002015-03-12T22:04:56.090-05:00Whether a Tenant or Landlord, You Never Want to See This on Your Door!<a href="http://www.sanantonioevictionlawyer.com/">San Antonio Eviction Lawyer</a> - <a href="http://www.sanantoniorealestatelaw.com/">Bexar County Eviction Attorney</a> <a href="http://www.sanantoniorealestatelawyer.com/">Trey Wilson</a> wrote:<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjOg-nMbYj_NE9iGTEMlCCHW4l9uklD7CbxDZw5tCDKoieJEv_hdQTNS3TaC9vnTCpPbAjqI7jHR7CoZs3pssuV3Ha980rxk7QTQwGwBaSUddfywQFGvNhFo0Iwg6Sd1_3hcLm20QIAYvjO/s1600/IMG_3747.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjOg-nMbYj_NE9iGTEMlCCHW4l9uklD7CbxDZw5tCDKoieJEv_hdQTNS3TaC9vnTCpPbAjqI7jHR7CoZs3pssuV3Ha980rxk7QTQwGwBaSUddfywQFGvNhFo0Iwg6Sd1_3hcLm20QIAYvjO/s1600/IMG_3747.jpg" height="400" width="300" /></a></div>
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<span style="font-family: Georgia, Times New Roman, serif;">Whether you're a Landlord or a Tenant in San Antonio, having a notice like this posted on your door by the <a href="http://home.bexar.org/sheriff/judicial.html">Bexar County Sheriff</a> means that your eviction lawsuit has not ended peacefully. </span></div>
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<span style="font-family: Georgia, Times New Roman, serif;"><a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.24.htm#24.0061">Texas Property Code Section 24.0061</a> entitles a landlord who prevails in an eviction suit to a Writ of Possession, and requires that such writ order the officer executing it to:</span></div>
<div style="text-align: justify;">
<span style="background-color: white; line-height: 1.5em; text-indent: 13ex; white-space: pre-wrap;"><span style="font-family: Georgia, Times New Roman, serif;"><br /></span></span></div>
<div style="text-align: justify;">
<span style="background-color: white; line-height: 1.5em; text-indent: 13ex; white-space: pre-wrap;"><span style="font-family: Georgia, Times New Roman, serif;">(1) post a written warning of at least 8-1/2 by 11 inches on the exterior of the front door of the rental unit notifying the tenant that the writ has been issued and that the writ will be executed on or after a specific date and time stated in the warning not sooner than 24 hours after the warning is posted; and</span></span></div>
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<span style="background-color: white; line-height: 1.5em; text-indent: 13ex; white-space: pre-wrap;"><span style="font-family: Georgia, Times New Roman, serif;"><br /></span></span></div>
<div style="text-align: justify;">
<span style="background-color: white; line-height: 1.5em; text-indent: 13ex; white-space: pre-wrap;"><span style="font-family: Georgia, Times New Roman, serif;">(2) when the writ is executed:</span></span></div>
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<span style="background-color: white; line-height: 1.5em; text-indent: 13ex; white-space: pre-wrap;"><span style="font-family: Georgia, Times New Roman, serif;"><br /></span></span></div>
<div style="text-align: justify;">
<span style="background-color: white; line-height: 1.5em; text-indent: 19ex; white-space: pre-wrap;"><span style="font-family: Georgia, Times New Roman, serif;">(A) deliver possession of the premises to the landlord;</span></span></div>
<div style="text-align: justify;">
<span style="background-color: white; line-height: 1.5em; text-indent: 19ex; white-space: pre-wrap;"><span style="font-family: Georgia, Times New Roman, serif;">(B) instruct the tenant and all persons claiming under the tenant to leave the premises immediately, and, if the persons fail to comply, physically remove them;</span></span></div>
<div style="text-align: justify;">
<span style="background-color: white; line-height: 1.5em; text-indent: 19ex; white-space: pre-wrap;"><span style="font-family: Georgia, Times New Roman, serif;">(C) instruct the tenant to remove or to allow the landlord, the landlord's representatives, or other persons acting under the officer's supervision to remove all personal property from the rental unit other than personal property claimed to be owned by the landlord; and</span></span></div>
<div style="text-align: justify;">
<span style="background-color: white; line-height: 1.5em; text-indent: 19ex; white-space: pre-wrap;"><span style="font-family: Georgia, Times New Roman, serif;">(D) place, or have an authorized person place, the removed personal property outside the rental unit at a nearby location, but not blocking a public sidewalk, passageway, or street and not while it is raining, sleeting, or snowing. </span></span></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-60911766427896784772015-03-03T23:34:00.002-06:002015-03-03T23:39:32.506-06:00Understanding the Meaning of "Default" in an Eviction Appeal -- Obtaining a Default Judgment in the County Court at Law<span style="font-family: Times, Times New Roman, serif;"><a href="http://sanantonioevictions.blogspot.com/">San Antonio Eviction Lawyer</a> - <a href="http://www.sanantonioevictionlawyer.com/">Bexar County Eviction Attorney</a> <a href="http://www.sa-law.com/RL-Trey-Wilson.html">Trey Wilson</a> wrote:</span><br />
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<span style="font-family: Times, Times New Roman, serif;"><br /></span></div>
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<span style="font-family: Times, Times New Roman, serif;">In most Texas lawsuits, the threshold for defining a Defendant's "Answer" is pretty low. </span><span style="font-family: Times, Times New Roman, serif;">In fact, just about any responsive writing typically constitutes an "Answer" that prevents a Plaintiff from obtaining a Default Judgment. <i style="color: #222222; line-height: 22px;">See </i><a href="https://scholar.google.com/scholar_case?case=1795913306867795612&q=Answer+%22any+response%22+%22default+judgment%22&hl=en&as_sdt=4,44" style="color: #660099; line-height: 22px;"><i>Santex Roofing Sheet Metal, Inc. v. Venture Steel, Inc.,</i> 737 S.W.2d 55, 56-57 (Tex.App.—San Antonio 1987, no writ)</a><span style="background-color: white; color: #222222; line-height: 22px;"> ("Texas courts have always been reluctant to uphold a default judgment</span><span style="background-color: white; color: #222222; line-height: 22px;"> without notice where some response from the defendant is found in the record"); <i>See also</i>, </span><a href="https://scholar.google.com/scholar_case?case=13119769117873550160&q=Answer+%22any+response%22+%22default+judgment%22&hl=en&as_sdt=4,44" style="color: #660099; line-height: 22px;"><i>Terehkov v. Cruz,</i> 648 S.W.2d 441, 442 (Tex.App.—San Antonio 1983, no writ)</a><span style="background-color: white; color: #222222; line-height: 22px;"> (signed letters to clerk timely acknowledging receipt of citation sufficed as "pro se answer"</span><span style="background-color: white; color: #222222; line-height: 22px;"> to prevent default judgment</span><span style="background-color: white; color: #222222; line-height: 22px;">). Stated simply, just about any time that a Defendant in a Texas lawsuit</span></span><span style="background-color: white; color: #222222; font-family: Times, 'Times New Roman', serif; line-height: 22px;"> timely files </span><span style="background-color: white;"><span style="color: #222222; font-family: Times, Times New Roman, serif;"><span style="line-height: 22px;"> a signed letter that identifies the parties, the case, and the defendant's current address, he has sufficiently appeared by "answer," and is not subject to a default judgment. </span></span></span></div>
<div style="text-align: justify;">
<span style="background-color: white;"><span style="color: #222222; font-family: Times, Times New Roman, serif;"><span style="line-height: 22px;"><br /></span></span></span></div>
<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif;"><span style="background-color: white;"><span style="color: #222222;"><span style="line-height: 22px;">Evictions cases, however, are non-typical, and the standard for obtaining a Default Judgment in an eviction appeal to the County Court at Law is, arguably, diminished by operation of Texas Rule of Civil Procedure 510, which "</span></span></span>applies to a lawsuit to recover possession of real property under Chapter 24 of the Texas
Property Code." See Tex.R.Civ.P. 510.1.</span></div>
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<span style="font-family: Times, Times New Roman, serif;"><br /></span></div>
<div style="text-align: justify;">
<span style="font-family: Times, Times New Roman, serif;">All eviction cases in Texas originate in the Justice Court. Rule 510.6 governs the Defendant's Answer in the Justice Court, and provides: </span></div>
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<ol style="list-style-type: none;">
<li>
<span style="font-family: Times, Times New Roman, serif;"><i>The defendant must appear for trial on the day set for trial in the
citation. The defendant may, <u><b>but is not required to</b></u>, file a written answer with the court on
or before the day set for trial in the citation. </i><br />
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<span style="font-family: Times, Times New Roman, serif;"><span style="font-size: small;">Thus, no pre-trial default judgment is available in the Justice Court because a Defendant need not file a written answer before the trial date. Stated differently, there is no "Answer Day" in Justice Court other than the date of trial. As such, most Defendants in eviction cases do not file written answers, and there is no immediate </span>consequence<span style="font-size: small;"> to such decision.</span></span></div>
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<span style="font-family: Times, Times New Roman, serif; font-size: small;">However, once a Judgment of Eviction is appealed to the County Court, the rules of the game change, and Rule 510.12 governs the effect of failure to file a written Answer. This Rule provides: </span></div>
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<i><span style="font-family: Times, Times New Roman, serif;">An eviction case appealed to county court will be subject to trial at any time after the expiration of
8 days after the date the transcript is filed in the county court. If the defendant has filed a written
answer in the justice court, it must be taken to constitute his appearance and answer in the county
court and may be amended as in other cases. <u><b>If the defendant made no answer in writing in the
justice court and fails to file a written answer within 8 days after the transcript is filed in the county
court, the allegations of the complaint may be taken as admitted and judgment by default may be
entered accordingly. </b></u></span></i></blockquote>
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<span style="font-family: Times, Times New Roman, serif;"> As stated above, most Defendants do not file written Answers in Justice Court. Failure to file such an Answer, coupled with failure to timely file a written Answer in the County Court at Law places a Defendant in default under Rule 510.12 -- even if that Defendant has filed a "Notice of Appeal," "Pauper's Affidavit" or other responsive pleading associated with perfecting the appeal from Justice Court to County Court. </span></div>
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<span style="font-family: Times, Times New Roman, serif;">In my experience, County Court judges will grant a Plaintiff/Landlord's Motion for Default Judgment based upon such failure to file a written Answer, notwithstanding a Defendant's technical "appearance" in the case by filing the appeal. </span></div>
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<span style="font-family: Times, Times New Roman, serif;">**See also Judgment Nihil Dicit, which is the subject of another post on this blog** </span></div>
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Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-1276428806173174912015-03-03T22:29:00.000-06:002015-03-03T22:34:50.862-06:00What is the Statute of Limitations Period Within Which A Landlord Must Bring An Eviction Case in Texas? <span style="font-family: Times, Times New Roman, serif;"><a href="http://www.sanantonioevictionlawyer.com/">San Antonio Eviction Lawyer</a> - Bexar County <a href="http://www.sa-law.com/">Eviction Attorney Trey Wilson </a>wrote:</span><br />
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<span style="font-family: Times, Times New Roman, serif;">Let's face it... some tenants deserving of eviction are allowed to remain in a given rental property for far longer than they should. Often they remain in place even after being served with a Notice to Vacate by either simply ignoring the notice and/or refusing to surrender possession of the property despite a landlord's demand that they do so. From a logical standpoint, a landlord's inaction over a sufficient period of time should constitute a waiver of the right to pursue an eviction (FE &D) action, as the result of being time-barred.</span><br />
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<span style="font-family: Times, Times New Roman, serif;">After all, <span style="text-align: justify;"><a href="http://www.statutes.legis.state.tx.us/Docs/CP/htm/CP.16.htm#16.003">Texas Civil Practice and Remedies Code section 16.003</a> provides that a forcible detainer </span><span style="text-align: justify;">suit must be brought within two years, or, more </span>succinctly, "<b>not later than two years after the date the cause of action accrues</b>." <i>See </i>Tex. Civ. Prac. & Rem. Code § 16.003(a). Thus, there exists a 2 year limitations period on FE & D/eviction suits. However, this 2 year period BEGINS to run-on the date of accrual. As such, an event of "accrual" is the determinitive factor in considering the expiration of the limitations period for an eviction (and any other cause of action, for that matter). </span></div>
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<span style="font-family: Times, 'Times New Roman', serif;">Notably, Texas Courts have held that a forcible-detainer action accrues <u>each time</u> a person refuses to surrender </span><span style="font-family: Times, 'Times New Roman', serif;">possession of real property after a person entitled to possession of the property delivers a proper </span><span style="font-family: Times, 'Times New Roman', serif;">written notice to vacate. See Federal Home Loan Mortg. Corp. v. Pham, No. 14-13-00109-CV,</span></div>
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<span style="font-family: Times, Times New Roman, serif;">2014 WL 5034638, at *5 (Tex. App.—Houston [14th Dist.] Oct. 9, 2014, no pet.) (new and </span><span style="font-family: Times, 'Times New Roman', serif;">independent cause of action for forcible detainer arises each time person refuses to surrender real </span><span style="font-family: Times, Times New Roman, serif;">property after person entitled to possession delivers proper written notice to vacate); <a href="https://scholar.google.com/scholar_case?case=11188072849281802220&q=Puentes+v.+Fannie+Mae,+350+S.W.3d+732,+739&hl=en&as_sdt=4,44">Puentes</a> </span><span style="font-family: Times, Times New Roman, serif;"><a href="https://scholar.google.com/scholar_case?case=11188072849281802220&q=Puentes+v.+Fannie+Mae,+350+S.W.3d+732,+739&hl=en&as_sdt=4,44">v. Fannie Mae, 350 S.W.3d 732, 739 (Tex. App.—El Paso 2011, pet. dism’d) </a>(subsequent forcible detainer </span><span style="font-family: Times, 'Times New Roman', serif;">action constitutes new and independent action to determine which party had superior </span><span style="font-family: Times, 'Times New Roman', serif;">right of immediate possession at time suit was filed).</span></div>
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<span style="font-family: Times, Times New Roman, serif;">Thus, under </span><span style="font-family: Times, 'Times New Roman', serif;"><a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.24.htm#24.002">Tex. Prop. Code § 24.002</a> (defining a forcible detainer as a refusal to surrender possession of real property on demand...), <u>each</u> refusal to surrender possession of real property on written demand </span><span style="font-family: Times, 'Times New Roman', serif;">for possession constitutes a new forcible detainer.</span></div>
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<span style="font-family: Times, Times New Roman, serif;">Under a plain application of how Courts determine "accrual" of a landlord's claim for FE & D, it is clear that in order to start the limitations period anew (and avoid being time-barred from filing suit), an owner or landlord must simply issue a new Notice to Vacate that complies with </span><span style="font-family: Times, 'Times New Roman', serif;"><a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.24.htm#24.005">Tex. Civ. Prop. Code §</a></span><span style="font-family: Times, 'Times New Roman', serif;"><a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.24.htm#24.005"> 24.005</a>. Each time that the tenant refuses to comply with such a notice by surrendering possession as demanded by the landlord, that tenant is subject to an FE & D suit, notwithstanding the passage of time from prior notices.</span></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-87227979071274198642014-06-10T08:57:00.000-05:002015-05-15T19:50:39.047-05:00Why Your Tenant's Bexar County, San Antonio, Texas Eviction Appeal Is Taking So Long to Go to Court<a href="http://www.sanantonioevictionlawyer.com/">San Antonio Eviction Lawyer</a> - <a href="http://sanantonioevictions.blogspot.com/">Bexar County Eviction</a> <a href="http://www.sa-law.com/">Attorney Trey Wilson</a> wrote:<br />
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Most landlords/property owners who find themselves the victim of an appeal by a tenant who was evicted in the Justice of the Peace (J.P.) court aren't familiar with the lay of the land once that appeal goes to the County Court at Law.</div>
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By law, any party (landlord or tenant) may appeal a Justice Court's Eviction decision to the County Court at Law. This is a matter of right. Further, the appeal is taken <i>de novo</i>, which means "new," or as I explain things: "as if the first trial never occurred."</div>
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The rules of the game are much different in the <a href="http://www.bexar.org/judges/countycourts.html">County Court at Law</a>. This is, in part, because the JP Courts are designed to be "user friendly" and serve as the "people's court." The County Court does not make this claim, and is further governed by standards which don't apply to Justice Court. Among these are the Texas Rules of Evidence.</div>
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As a <a href="http://www.sanantoniorealestatelaw.com/">lawyer who handles evictions and eviction appeals on behalf of landlords, property owners and property managers</a>, I am frequently contacted by such a person who finds that their tenant's appeal is "languishing" in the County Court at Law. Often, during this period of non-activity, the tenant continues to live rent-free, and "nothing is happening." </div>
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Many folks have the same inquiry: <b>"When will the County Court at Law schedule the tenant's eviction for trial?" </b> </div>
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The Answer is simple and universally true: <b>"Not until somebody requests a trial date in writing."</b> </div>
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I realize that this is a departure from what happened in the JP Court. The procedure there (at least in Bexar County) is that a trial date is set at the time that the eviction suit (FE & D) is filed. This is absolutely, positively not the case in the County Court at Law.</div>
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In the Bexar County County Courts at Law, <a href="https://gov.propertyinfo.com/tx-bexar/MeetTheClerk.aspx">the Clerk</a> will set the case for trial only upon receipt of a properly filed "Motion to Set," which the party setting the case is required to send to the opposing party.</div>
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It makes sense that the already-evicted Tenant who continues to possess the rental dwelling has a vested interest on letting their appeal sit on the docket. Stated differently, the appellant/tenant has no incentive to set the appeal for trial. Thus, it is imperative upon the landlord to obtain a trial setting. Otherwise, the case will remain dormant for quite some time.</div>
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Fortunately, there is a mechanism for an expedited trial in non-payment of rent appeals. In other cases, trial can be scheduled at the Court's earliest availability.</div>
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If you are a landlord, property owner or property manager who finds yourself as the Appellant in a Tenant's eviction appeal, you may be well advised to seek the assistance of an <a href="http://www.sa-law.com/RL-Trey-Wilson.html">experienced evictions lawyer</a> who understands the process, personalities and rules of the game at the County Court at Law.</div>
<br />Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-50427334448079545122014-05-27T06:33:00.000-05:002014-05-27T06:33:38.251-05:00Things Every Landlord or Property Manager Should Bring to Eviction Court Every Time<a href="http://www.saevictionlawyer.com/">San Antonio Eviction Lawyer - Bexar County Eviction Attorney</a> <a href="http://www.sa-law.com/">Trey Wilson</a> wrote:<br />
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I'm always surprised at how common it is for a landlord or a property manager (and sometimes even a <a href="http://sanantonioevictions.blogspot.com/">lawyer representing a landlord or property manager</a>) to show up for an eviction trial without the evidence necessary to prove the case. This lack of preparedness is somewhat bewildering.</div>
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As in any case, eviction lawsuits require the Plaintiff (the party seeking the eviction) to carry the burden of proof by demonstrating that they are entitled to the relief sought from the Court. Failure to bring copies of the documentary evidence necessary to make that showing can -- and often does -- result in the landlord losing the eviction trial. </div>
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<i><b>At a minimum</b></i>, an evicting party (the landlord/owner or his/her property manager) should bring the following items of evidence to every eviction trial:</div>
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1) <u><b>A copy of the signed Lease.</b></u> Why ask the Judge to determine who's telling the truth when your testimony about the rental arrangement (term, rent, whether pets are allowed, etc.) differs from the tenant's testimony? Bring the signed Lease, and let the Judge read the arrangement himself.</div>
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2) <u><b>A copy of your Notice to Vacate, and evidence as to its delivery</b></u>. Proper and timely delivery of a Notice to Vacate are mandatory under the law. <i>See</i> <a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.24.htm#24.005">Texas Property Code Section 24.005</a>. Provide the Judge with a copy of your notice and the accompanying mail receipt/proof of delivery, so that he is not forced to endure a swearing match as to whether you issued and served it or not. A landlord's failure to prove that a Notice to Vacate was delivered before the eviction suit was filed is fatal to the eviction action.</div>
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3) <u><b>Evidence of the Tenant's Breach.</b></u> In non-payment cases, a record of account works great. In evictions resulting from other types of breaches, photos of damage, letters from <a href="http://www.sanantonio.gov/ces/">Code Compliance</a>, police reports, Affidavits from repair technicians or neighbors, or other documentary evidence of the breach should suffice.</div>
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4) <u><b>A Deed or Other Evidence That You Own the Property</b></u>. This is particularly important in post-foreclosure evictions, but more and more frequently, the tenant is challenging the landlord's ownership of the property. Do yourself a favor, and print a copy of your deed (which is <a href="https://gov.propertyinfo.com/tx-bexar/">available online at the Bexar County Clerk's website</a>) even if you believe that ownership is a non-issue.</div>
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Again, failure to bring these pieces of evidence can be -- and frequently is -- fatal to a Landlord's eviction case. If the Court finds in favor of the tenant or dismisses the case on a technicality, the Landlord will be forced to start the entire process again, and pay a new filing fee.</div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-23200889312113433592014-05-27T06:07:00.000-05:002014-05-27T06:07:39.472-05:00Former Owners Increasingly Refuse to Vacate Following Foreclosure Sale -- New Owners Forced to Evict<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEglv2g-NUaQJJWv96CLZa6jHZeSQ4Hj8YFg9JHTZGyqm1s0UGap7adgv64BEn1uRazK2RCiS8PQNLcMNVxAeL_Xr8erDxJfwqgFSd_QIXS5l_BnMa9h2baklLl_BUMN851r7NhHNF20DMsZ/s1600/Bexar+County+Foreclosure+Auction.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEglv2g-NUaQJJWv96CLZa6jHZeSQ4Hj8YFg9JHTZGyqm1s0UGap7adgv64BEn1uRazK2RCiS8PQNLcMNVxAeL_Xr8erDxJfwqgFSd_QIXS5l_BnMa9h2baklLl_BUMN851r7NhHNF20DMsZ/s1600/Bexar+County+Foreclosure+Auction.jpg" /></a></div>
<a href="http://www.saevictionlawyer.com/">San Antonio Eviction Lawyer</a> - <a href="http://www.saevictionlawyer.com/Eviction-Litigation-and-Appeals.html">Bexar County Eviction</a> <a href="http://www.sa-law.com/">Attorney Trey Wilson</a> wrote:<br />
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Sadly, my <a href="http://www.saevictionlawyer.com/San-Antonio-Eviction-Law-Practice.html">San Antonio evictions practice</a> frequently involves the filing of FE&D suits to remove former owners from homes they lost through a foreclosure and the attendant sale on the Courthouse steps. My client is almost always an innocent third party who purchased the property at the foreclosure /Substitute Trustee's Sale, but cannot take possession because the former owner refuses to vacate.</div>
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Theses cases are never fun, and I feel bad for the former owner. However, I find a little solace in the fact that the former owners have a set of remedies available to them. Further, those remedies are not against the new owner, but rather, against the bank or other lender who posted the home for foreclosure, and ultimately sold it to the new owner (my client).</div>
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It seems like lately, more often than ever, the former owners are fighting the evictions -- which the new owner rarely loses based upon the Substitute Trustee's Deed evidencing the change in ownership. When the former owner is unsuccessful in stopping or defeating the eviction, he or she frequently "lawyers-up" and runs to <a href="http://www.bexar.org/judges/districtcourts.html">District Court</a> to file a new lawsuit and obtain a Temporary Restraining Order that prevents the Eviction Judgment from being carried out. </div>
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Invariably, the new suits allege all sorts of misdeeds on the part of the lender who foreclosed, allege that the foreclosure was invalid, and seek a court declaration that the sale to the new owner is invalid and should be reversed. </div>
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When neither the new owner nor the lender who foreclosed are Texas residents, these suits usually end-up in federal court. Yes -- eviction suits wind up becoming "federal cases."</div>
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Increasingly, it seems that the Judges -- both state and federal -- are now recognizing that the new owner had nothing to do with the mortgage loan, how it was serviced, or whether the lender violated some law in conducting the sale. Instead, the new owner is just somebody who spent their money and received nothing in return but a lawsuit. In light of this recognition, we are achieving a large degree of success in obtaining possession of the property for the new owner, notwithstanding the fact that the <a href="http://causeofactionelements.blogspot.com/2012/05/no-wrongful-foreclosure-claim-without.html">"wrongful foreclosure" lawsuit</a> against the lender remains pending.<br />
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Purchasers of real properties on the Bexar County courthouse steps who find themselves wrapped-up in a wrongful foreclosure suit against a foreclosing lender are well advised to hire an <a href="http://www.sanantonioevictionlawyer.com/">experienced eviction lawyer</a>.</div>
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Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-29224107244833375702014-05-24T08:13:00.000-05:002014-05-27T06:53:46.270-05:00Tenant Appealed Eviction on a Pauper's Affidavit, but Failed to Pay Rent? This May be a Good Thing!<a href="http://www.saevictionlawyer.com/">San Antonio Eviction Lawyer</a> - <a href="http://www.saevictionlawyer.com/Eviction-Litigation-and-Appeals.html">Bexar County Eviction Attorney</a> <a href="http://www.sanantoniorealestatelaw.com/">Trey Wilson</a> wrote:<br />
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<span style="font-family: Georgia; mso-bidi-font-family: Times;">The <a href="http://www.supreme.courts.state.tx.us/rules/TRCP/TRCPALL.pdf">Texas Rules of CivilProcedure</a> certainly have their limitations. Any experienced lawyer can describe
circumstances either never contemplated by the Rule drafting/advisory
committee, or scenarios where they just got it wrong. <o:p></o:p></span></div>
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<span style="font-family: Georgia; mso-bidi-font-family: Times;">However, when it comes
to non-payment of rent <a href="http://www.saevictionlawyer.com/Eviction-Litigation-and-Appeals.html">eviction appeals</a> upon Pauper's Affidavits, I fervently
believe that the Rules are efficient and effective.<o:p></o:p></span></div>
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<span style="font-family: Georgia; mso-bidi-font-family: Times;">Let's face it,
non-paying tenants frequently know how to game/abuse the system. Far too often,
they don't pay rent, don't show up for their eviction trial (in <a href="http://www.bexar.org/jp/index.html">Justice Court</a>),
and then file a meritless appeal to <a href="http://www.bexar.org/judges/CountyCourtLocalRules_20110408.pdf">County Court at Law</a> -- many times without
spending a dime because they file a <a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.24.htm#24.0052">Pauper's Affidavit as authorized by law</a>. To make matters worse,
they don't pay any rent while the appeal is pending -- a process that I have
seen take close to a year! <o:p></o:p></span></div>
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<span style="font-family: Georgia; mso-bidi-font-family: Times;">Unfortunately, when the
Landlord isn't represented by an <a href="http://sanantonioevictions.blogspot.com/2014/01/handling-eviction-appeals-in-san.html">experienced evictions lawyer</a> and is otherwise
unfamiliar with the law, the Tenant's appeal can result in substantial delay.
Time is money in this instance, and delay frequently equates to
substantial financial loss (i.e no rent coming in, and possibly even
mortgage payments going out). But this doesn't have to be the case for a
few reasons.<o:p></o:p></span></div>
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<b style="mso-bidi-font-weight: normal;"><i style="mso-bidi-font-style: normal;"><span style="font-family: Georgia; mso-bidi-font-family: Times;">First</span></i></b><span style="font-family: Georgia; mso-bidi-font-family: Times;">, the Landlord can
(within the bounds of the Court's schedule), control the timing of an eviction
appeal. </span><span style="font-family: Georgia; letter-spacing: -.2pt; mso-bidi-font-family: Georgia; mso-font-kerning: .5pt;">Eviction appeals are
expressly entitled to precedence in the County Court under Rule
510.9(c)(5)(B)(vi) -- this is a far too little known and </span><span style="font-family: Georgia; mso-bidi-font-family: Georgia; mso-font-kerning: .5pt;">little <span style="letter-spacing: -.2pt;">used fact. Frequently, trial on an eviction
appeal can be scheduled within 8 days of the date that the </span>County<span style="letter-spacing: -.2pt;"> Court at Law dockets the appeal (after
receiving the file from the Justice Court)</span></span><span style="font-family: Georgia; mso-bidi-font-family: Times; mso-font-kerning: .5pt;"><o:p></o:p></span></div>
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<b style="mso-bidi-font-weight: normal;"><i style="mso-bidi-font-style: normal;"><span style="font-family: Georgia; mso-bidi-font-family: Times; mso-font-kerning: .5pt;">Second</span></i></b><span style="font-family: Georgia; mso-bidi-font-family: Times; mso-font-kerning: .5pt;">,
and even more important, is the fact that there exist tremendous consequences
to a tenant who does not pay rent during an appeal of an eviction Judgment
based upon non-payment of rent.<span style="mso-spacerun: yes;"> </span></span><span style="color: black; font-family: Georgia; letter-spacing: -.15pt;">Rule
510.9(C)(5)(B)(ii) require and <a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.24.htm#24.0053">Texas Property Code Section 24.0053</a> both such an appealing tenant to – during the entire
appeal -- pay rent into the county court registry as it becomes due, or within
5 days of the rental due date under the terms of the parties’ rental agreement
(i.e. the Lease). Failure to make the aforementioned payment(s) constitutes a
default, and upon a showing of such default, the Landlord is entitled to a <b style="mso-bidi-font-weight: normal;"><u>MANDATORY</u> </b>writ of possession.</span><span style="font-family: Georgia; mso-bidi-font-family: Times; mso-font-kerning: .5pt;"><o:p></o:p></span></div>
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<span style="font-family: Georgia; mso-bidi-font-family: Times; mso-font-kerning: .5pt;">That’s
right, </span><span style="color: black; font-family: Georgia; letter-spacing: -.15pt;">Texas
Rule of Civil Procedure 510.9(c)(5)(B)(iv) provides that the Court “must issue
a writ of possession” upon Plaintiff /Landlord showing that the Defendant/Tenant
is in default by failing to pay rent during the appeal. <span style="mso-spacerun: yes;"> <a href="http://www.statutes.legis.state.tx.us/Docs/PR/htm/PR.24.htm#24.0054">Texas Property Code Section 24.0054 </a>contains the same requirement, and also provides for Landlord remedies. </span>While relief under Rule 510.9(c)(5)(B)(iv) is
not dispositive of the entire case on appeal (the issues of rent and damages
remain pending), such relief does change the parties' circumstances drastically, because
possession of the rental property is immediately returned to the Landlord/Plaintiff through the writ of possession. Many
times, loss of the property will result in a Tenant simply abandoning the
remainder of their appeal.<o:p></o:p></span></div>
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<span style="color: black; font-family: Georgia; letter-spacing: -.15pt;">If you are a Landlord or Property Manager who finds yourself facing a Non-Paying Tenant's frivolous appeal of an eviction Judgment, you are well served to hire an e<a href="http://www.sa-law.com/RL-Trey-Wilson.html">xperienced eviction lawyer</a> who <a href="http://www.saevictionlawyer.com/San-Antonio-Eviction-Law-Practice.html">knows and understands the Rules of Procedure, and who can end the appeal effectively and quickly</a>. <a href="http://www.saevictionlawyer.com/">Our firm</a> exclusively represents Owners/Landlords and Property Managers in Evictions cases.</span></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-55701947476135970122014-05-06T08:38:00.000-05:002014-05-06T08:38:20.191-05:00Eviction Lawsuits in San Antonio, Texas<a href="http://www.sanantonioevictionlawyer.com/">San Antonio Eviction Lawyer</a> - Bexar County <a href="http://www.sa-law.com/">Eviction Attorney Trey Wilson</a> wrote:<br />
<br />
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<span style="font-size: 12pt;"><span style="font-family: Arial, Helvetica, sans-serif;">I</span></span><span style="font-family: Arial, Helvetica, sans-serif;">f a tenant refuses to
surrender possession of real property after a proper, written demand for
possession by one entitled to such possession, the tenant commits a forcible
detainer. TEX. PROP. CODE ANN. § 24.002 (West 2000); <i>see Coinmach
Corp. v. Aspenwood Apartment Corp.</i>, 417 S.W.3d 909, 915 (Tex. 2013); <i>Kennedy v.
Andover Place Apartments</i>, 203 S.W.3d 495, 497 (Tex. App.—Houston [14th Dist.] 2006,
no pet.). </span></div>
<div style="text-align: justify; text-justify: inter-ideograph;">
<span style="font-family: Arial, Helvetica, sans-serif;"><br /></span></div>
<div style="text-align: justify; text-justify: inter-ideograph;">
<span style="font-family: Arial, Helvetica, sans-serif;">The purpose of a forcible detainer action (also known as an eviction lawsuit) is to determine who has the
right to possession of the premises. <i>Marshall v. Hous. Auth. of San Antonio</i>, 198 S.W.3d 782, 785
(Tex. 2006); <i>McGlothlin
v. Kliebert</i>,
672 S.W.2d 231, 232 (Tex. 1984). By law, a forcible detainer action must be filed in the Justice Court in the County and precinct in which the property is located.</span></div>
<div style="text-align: justify; text-justify: inter-ideograph;">
<span style="font-family: Arial, Helvetica, sans-serif;"><br /></span></div>
<div style="text-align: justify; text-justify: inter-ideograph;">
<span style="font-family: Arial, Helvetica, sans-serif;">“To prevail in a forcible detainer action, . .
. the plaintiff must present sufficient evidence of ownership to demonstrate a
superior right to immediate possession.” <i>Dormady v. Dinero Land & Cattle Co.,
L.C.</i>,
61 S.W.3d 555, 557 (Tex. App.—San Antonio 2001, pet. dism’d w.o.j.); <i>accord Rice v.
Pinney</i>,
51 S.W.3d 705, 709 (Tex. App.—Dallas 2001, no pet.). </span></div>
<div style="text-align: justify; text-justify: inter-ideograph;">
<span style="font-family: Arial, Helvetica, sans-serif;"><br /></span></div>
<div style="text-align: justify; text-justify: inter-ideograph;">
<span style="font-family: Arial, Helvetica, sans-serif;">A plaintiff may demonstrate
its superior right to possession by showing it is entitled to evict the tenant
for cause, such as under the terms of the lease. <i>See Hinojosa v.
Hous. Auth. of Laredo</i>,
940 S.W.2d 763, 765–66 (Tex. App.—San Antonio 1997, no writ); <i>Barajas v. Hous.
Auth. of Harlingen</i>,
882 S.W.2d 853, 855–56 (Tex. App.—Corpus Christi 1994, no writ). In addition, a Plaintiff may demonstrate his ownership and right to possession by presenting a deed reflecting title to the property.</span><o:p></o:p></div>
Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.comtag:blogger.com,1999:blog-4147607591100405020.post-22383587402839391972014-01-25T18:31:00.001-06:002014-05-24T08:16:36.758-05:00Fire Marshal Faces Federal Suit for Role in Evicting Woman on Son's behalf<a href="http://www.sanantonioevictionlawyer.com/">San Antonio Texas Eviction Attorne</a>y Trey Wilson wrote:<br />
<br />
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<span style="color: #262626; font-family: Georgia; mso-bidi-font-family: Georgia;">(CN) - A
Pennsylvania fire marshal must face claims that he helped a man evict his
mother with 24 hours' notice, seal her locks and put her in a nursing home, a
federal judge ruled.</span><span style="font-family: Times; mso-bidi-font-family: Times;"><o:p></o:p></span></div>
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<br /></div>
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<span style="font-family: Georgia; mso-bidi-font-family: Georgia;">Camilla Evans had
resided and rented a property in Emsworth, Pa., for 50 years when the local
fire marshal gave her 24 hours to vacate the premises, according to the
complaint.</span><span style="font-family: Times; mso-bidi-font-family: Times;"><o:p></o:p></span></div>
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<br /></div>
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<span style="color: #262626; font-family: Georgia; mso-bidi-font-family: Georgia;">The
eviction allegedly sprang from a family dispute over the distribution of an
estate.</span><span style="font-family: Times; mso-bidi-font-family: Times;"><o:p></o:p></span></div>
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<br /></div>
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<span style="color: #262626; font-family: Georgia; mso-bidi-font-family: Georgia;">Evans
said her son and daughter-in-law, David and Judith Evans, the lawful owners of
the property at the time, had tapped the marshal to evict her.</span><span style="font-family: Times; mso-bidi-font-family: Times;"> </span><span style="color: #262626; font-family: Georgia; mso-bidi-font-family: Georgia;">Though
the trio tried to commit Evans to a nursing home on the basis of incompetence,
their efforts proved unsuccessful, the complaint states.<o:p></o:p></span></div>
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<span style="color: #262626; font-family: Georgia; mso-bidi-font-family: Georgia;">David
and Judith ultimately drilled in the locks to the home, leaving Camilla Evans
and her daughter, Camilla Conners, unable to retrieve their possessions, and
forcing them to live in a hotel since November 2012, according to the
complaint.<o:p></o:p></span></div>
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<span style="color: #262626; font-family: Georgia; mso-bidi-font-family: Georgia;"> The
mother and daughter later sued David, Judith, the borough and the marshal in
federal court, claiming that they unlawfully seized and condemned Evans'
property pursuant to an alleged custom or policy.<o:p></o:p></span></div>
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<span style="color: #262626; font-family: Georgia; mso-bidi-font-family: Georgia;">The
complaint asserts claims for constitutional violations and due process
deprivations under the Fourth, Fifth and 14th Amendments, as well as numerous
state-law claims for conspiracy, breach of contract, unjust enrichment,
conversion, trespass and invasion of privacy against the individual defendants.<o:p></o:p></span></div>
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<span style="color: #262626; font-family: Georgia; mso-bidi-font-family: Georgia;">U.S.
District Judge Arthur Schwab refused to dismiss any part of the complaint last
week for failure to state a claim.<o:p></o:p></span></div>
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<span style="color: #262626; font-family: Georgia; mso-bidi-font-family: Georgia;">Though
the ruling gives only the last name of the fire marshal, a borough website
states his full name as Michael Adams.<o:p></o:p></span></div>
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<span style="color: #262626; font-family: Georgia; mso-bidi-font-family: Georgia;">Schwab
held that the complaint does "raise a reasonable expectation that
discovery will reveal evidence of the necessary elements" and
"provides adequate facts to establish 'how, when, and where,'" as set
forth by the Supreme Court in <i>Bell Atlantic Corp. v. Twombly </i>in
2007.<o:p></o:p></span></div>
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<br /></div>
<div class="MsoNormal" style="mso-layout-grid-align: none; mso-pagination: none; text-align: justify; text-autospace: none; text-justify: inter-ideograph;">
<span style="color: #262626; font-family: Georgia; mso-bidi-font-family: Georgia;"> The
complaint also shows a "plausible claim for relief," as required by
the Supreme Court's decision in <i>Ashcroft v. Iqbal</i> in 2009,
Schwab ruled. "Viewed in light of the foregoing pleading standards, this
court finds that the allegations of the complaint, when taken as true, allow
the court to draw a reasonable inference that the defendants are liable for the
conduct and misconduct alleged, and that the complaint meets the standards as
enunciated in <i>Twombly </i>and <i>Iqbal</i>," Schwab
wrote.<o:p></o:p></span></div>
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<span style="color: #262626; font-family: Georgia; mso-bidi-font-family: Georgia;">After
discovery, the defendants may raise the issues set forth in their motions to
dismiss in a motion for summary judgment, the ruling states.<o:p></o:p></span></div>
<span style="font-family: Georgia, Times New Roman, serif;"><span style="background-color: white; color: #333333; line-height: 17px;">
</span></span>Trey Wilson Attorney; Trey Wilson San Antonio; San Antonio Real Estate Attorney; Water Lawyer; Real Estate Lawyer in San Antonio; San Antonio Evictions Lawyer; San Antonio HOA lawyerhttp://www.blogger.com/profile/08855669524245659346noreply@blogger.com