Dallas Evictions

It’s very easy to hire us to do your eviction.  We can do the FIRST PHASE eviction for any city in the state of Texas.  We have an approximate 85% move out rate in the first phase.

Please call or contact us by email for exact pricing for your location.

What you will need to give us to evict someone.

1. You will need to provide a copy of your lease, lease application and any addendums to your lease via fax or email.
   
2. We will need to know all contact numbers for the resident(s).  This includes but is not limited to cell phones, pagers, email address, friends numbers etc.
3. You will need to calculate what the resident(s) owe(s) and forward that to us.  Make sure you show rent, late fees, utilities and any other outstanding charges or fees that are currently owed. Just for your records YOU CAN NOT EVICT FOR LATE FEES.
   
4. Once we decide what the charge is for your eviction you will pay us via www.PayPal.com.  Read the FAQ’s page for more information.
   

We base our pricing on three phases.

• First phase – Review lease, determine best action for your resident(s), send PROPER notice, negotiate with resident(s)
• Second phase – File eviction in person at the correct JP court house.
• Third phase – Attend court for owner

There is actually a fourth phase that other companies and individuals are familiar with, but we have been fortunate enough in twenty plus years of evictions to have NEVER had to do it.

The fourth phase is called a writ of possession.  Once a person attends court and wins for the owner a resident is given “x” amount of days to vacate the premises depending on the judge’s view of The Texas Property Code.  I’ve witnessed  some judges saying five days and others say seven.  Bottom line it’s in the judges hands.  Once that time frame has passed the constable then issues a 24 hour notice and YOU are responsible for paying for movers to have the items removed from the property.

Ask yourself this.  Do you want to have to go through this phase.  Some constables require that you provide a locksmith, four movers and you must have all these people their when the constable shows up.  Keep in mind that the writ of possession is an additional charge that the court charges you.  Paying for the eviction court cost DOES not include the writ of possession.  THAT’s EXTRA as well as the movers, the locksmith etc.

We go to any and all JP Courts in Dallas County to evict residents.

We do tenant screening for just $45.00 per applicant.  Legitimate potential residents expect to pay an application fee.  So the cost for this service is passed on to the resident.  Just contact us and we will give you and the your prospects the instructions they need to get processed.  Most screenings take 24 to 48 hours if we are able to verify all information. We use our on criteria to determine if they are credit worthy to lease your property.  For information on our process please contact us.

The Texas eviction process is simple if you know the key steps.  What I find is most people read all the BAD internet pages that say you can give a three day notice to start the process and its all fine.

The problem is the three day notice only works IF your lease allows it and IF it is given properly.  This is where our expertise comes to play.  We know what to do, when to do it and how to make it happen.

Now some want to automatically pick up the phone and ask me the proper way. DON’T DO THAT.  There is a series of steps that we have to know in order to know what “Proper” notice is for your situation. Each property is different because of leases, addendums, type of eviction and county.

Are you aware that all judges don’t practice the same eviction procedures?  Each court has their on format and if you don’t meet it guess what?  They kick you out!  Some will say they have been to court and never had a problem and the judge was easy.  That may be their situation, but I get hundreds of calls every year where an owner has been kicked out because of the way they delivered the notice, didn’t allow enough time or did something wrong.

My job is to do it the right way. If you are an owner that doesn’t want to deal with all the hassles or get in trouble by doing it the wrong way call me.

If you are an owner that has the time to do it yourself I can tell you what I personally do (not legal advice) and I charge $125.00 to cover my cost as a property management duty.

All court related cases boil down to knowledge.  If you know what to do and what not to do the process becomes a habit.  We have perfected our process so well that we believe we are the best around.

As the title says “Texas Eviction Process” I will give a brief outline of what happens.

• notice to vacate given to resident(s) (1-35 days required)
• If they fail to move by the expiration of the notice the eviction is filed with the JP court.  A court date is then set.(7-28 days depending on court schedule.  Most average about 12 days)
• attend court for the eviction hearing (1 to 3 hours depending on cases)
• if tenant fails to move (5-7 days) writ of possession is filed (1-4 days)
• constable comes to property and you provide movers and locksmith to remove all items.  Different rules apply for HOA’s, constable guidelines etc.
• Possession is finally received.