T r ial De Novo: T he Justic e Cour t Appe al T he a D. Wha le n E xe c utive Dire c to r, T e xa s Justic e Co urt T ra ining Ce nte r td24@ txsta te .e d u
T E XAS JUDICIARY • F Y 2018 ANNUAL ST AT IST ICAL RE PORT
F oc us on e vic tions Go ve rnme nt Co de Se c . 27.031. JURI SDI CT I ON. (a ) I n a dditio n to the jurisdic tio n a nd po we rs pro vide d b y the c o nstitutio n a nd o the r la w, the justic e c o urt ha s o rig ina l jurisdic tio n o f: (2) c a se s o f fo rc ib le e ntry a nd de ta ine r;
Why appe al the e vic tion? Dismisse d fo r la c k o f jurisdic tio n Must b e in the pre c inc t a nd c o unty in whic h pro pe rty is lo c a te d De fa ult judg me nt Se rvic e is diffe re nt fro m a typic a l c ivil suit Atte mpting to sta y in the ho me lo ng e r Atte mpt to re me dy – re nt into re g istry
Most Common Re ason for E vic tion? No n- Pa yme nt o f Re nt
Payme nt of Re nt Dur ing Appe al
Ge ne r ally I f a n a ppe a l is b a se d o n no npa yme nt o f re nt, the c o urt sha ll de te rmine the a mo unt o f re nt to b e pa id e a c h re nta l pa y pe rio d during the pe nde nc y o f a ny a ppe a l a nd sha ll no te tha t a mo unt in the judg me nt. ONL Y no npa yme nt o f re nt. Se c . 24.0053, Pro pe rty Co de
Non- Payme nt of Re nt Appe als: Notic e o T he justic e c o urt must pro vide to the de fe nda nt a writte n no tic e te lling the m to pa y a de po sit o f re nt into the c o urt’ s re g istry o Must b e pa id within 5 da ys o T RCP 510.9 (5)(A) & Se c . 0053 (a -1) & (a -2), Pro pe rty Co de
Non- Payme nt of Re nt Appe als: T ime ly Pays o I f the de fe nda nt time ly pa ys, the y g e t to re ma in in the pre mise s during the a ppe a l o Any sub se q ue nt re nt due o n a ppe a l is pa id to the c o unty c o urt re g istry o T RCP 510.9 (5)(B)(i)&(ii) & Se c . 24.0053
Non- Payme nt of Re nt Appe als: F ails to pay o F a ilure to pa y c a n re sult in a writ o f po sse ssio n o I f the tra nsc ript has not be e n tr ansmitte d to the c o unty c le rk, justic e c o urt must issue a writ o f po sse ssio n witho ut he a ring , if re q ue ste d o T RCP 510.9 (5)(B)(i)
If the tr ansc r ipt has be e n tr ansmitte d to the c ounty c le r k …
Non- Payme nt of Re nt Appe als: County Cour t I f the de fe nda nt fa ils to pa y re nt, the pla intiff ma y file a swo rn mo tio n tha t the de fe nda nt is in de fa ult T he pla intiff must no tify the de fe nda nt o f the mo tio n a nd the he a ring da te I f the de fe nda nt is in de fa ult, the c o urt must issue a writ o f po sse ssio n T RCP 510.9(c )(5)(B)(iv)&(v) & Se c . 24.o 053(a -4), Pro pe rty Co de
Non- Payme nt of Re nt Appe als: County Cour t T he pla intiff ma y withdra w a ny o r a ll re nt in the c o unty c o urt re g istry with a swo rn mo tio n a nd he a ring , prio r to fina l de te rmina tio n o f the c a se : sho wing just c a use ; dismissa l o f the a ppe a l; o r o rde r o f the c o urt a fte r fina l he a ring . T RCP 510.9(c )(5)(B)(iv)&(v) & Se c . 24.o 053(a -4), Pro pe rty Co de
T he appe al is se nt up afte r 5 days r e gar dle ss of r e nt payme nt F a ilure to pa y do e s no t a ffe c t the pe rfe c tio n o f the a ppe a l
Basis for bond c an be appe ale d to c ounty c our t on its own What happe ne d in justic e c o urt?
Judgme nt must inc lude bond amount Within 5 da ys o f the sig ne d judg me nt, must po st: Sta te me nt o f I na b ility to Affo rd Pa yme nt o f Co urt Co sts Sure ty Bo nd Ca sh De po sit T RCP 510.9(a ) & (f)
Non- Payme nt of Re nt Conte st: SIACC Why do we ha ve it? I ndig e nt pa rtie s Ca nno t c o nte st if ha ve le g a l a id; I f c la iming g o ve rnme nt a ssista nc e , c a n o nly c o nte st truthfulne ss o f tha t a ssista nc e T RCP 510.9 (c )(1)&(2) & 502.3 (a )&(b )
Non- Payme nt of Re nt Conte st: Sur e ty Why do we ha ve it? T e na nts e va ding sta te me nt o f ina b ility to a ffo rd pa yme nt o f c o urt c o sts Canno t c o nte st c o rpo rate sure ty Se c . 24.o o 511 & 24.00512(a ) Pro pe rty Co de
Conte st w/ in 5 days notic e of SIACC or bond file d SI ACC No n-c o rpo ra te sure ty Burde n o n pa rty who file d Amo unt o f the b o nd o r fo rm o f sta te me nt to pro ve ina b ility to the b o nd: a ppe lle e ha s the a ffo rd c o sts b urde n o f pro o f F ina nc ia l a b ility o f the sure ty to pa y the b o nd: a ppe lla nt ha s the b urde n o f pro o f Sure ty must a ppe a r a t he a ring ; fa ilure to a ppe a r c o nstitute s “prima fa c ie e vide nc e tha t the b o nd sho uld b e disa ppro ve d.” Se c . 24.o o 512 (b -d ), Pro pe rty Co de ; T RCP 502.3 (d )
Conte st outc ome in justic e c our t SI ACC No n-c o rpo ra te sure ty I I f finds pa rty c a nno t pa y – f b o nd a ppro ve d – fo rwa rd to fo rwa rd to c o unty c o urt c o unty c o urt I I f judg e finds pa rty c a n a ffo rd f b o nd no t a ppro ve d: c o sts (must ma ke writte n Pa rty ha s F IVE da ys to po st o rde r o f finding s): c a sh b o nd o r file SI ACC Pa rty ha s ONE da y to po st c a sh o r sure ty b o nd Se c . 24.o o 512(d )&(e ) Pro pe rty Co de ; T RCP 502.3 (d )
F a ilur e to post bond or SIACC a fte r c onte st r e sults in a fina l judg me nt in justic e c our t & wr it of posse ssion ma y issue
But what if the par ty doe s not like the justic e c our t r uling?
Appe al the c onte ste d bond or SIACC Appe a l must b e file d within 5 da ys o f justic e c o urt o rde r All re le va nt do c ume nts g o to Co unty Co urt Co unty c o urt must he a r within 5 da ys De no vo Se c . 24.o o 512 (f), Pro pe rty Co de ; T RCP 510.9 (c )(3)
Conte st appe al Co unty c o urt must he a r within 5 da ys T RCP 510.9 (c )(3)
Appe al of c onte st outc ome in c ounty c our t SI ACC No n-c o rpo ra te sure ty Co unty c o urt a g re e s with Co unty c o urt a ppro ve s the ina b ility to pa y – dire c t justic e a ppe a l b o nd - the justic e c o urt to fo rwa rd re ma inde r o f c o urt sha ll fo rwa rd re ma inde r c a se a nd c a se is a ppe a le d o f c a se a nd c a se is a ppe a le d I Co unty c o urt disa ppro ve s the f Co unty c o urt disa g re e s with ina b ility – a ppe lla nt must po st a ppe a l b o nd - the pa rty ha s 5 b o nd o r c a sh within 1 b usine ss da ys to po st c a sh de po sit o r da y file a SI APCC T RCP 510.9 (c )(3)&(4); Se c . 24.o o 512 (g ), Pro pe rty Co de
F a ilur e to post bond, pa y c a sh, or file SIACC a fte r r e je c tion for m c ounty c our t r e sults in a fina l judg me nt in justic e c our t & wr it of posse ssion ma y issue
Conte sting the Afte r the c o unty c o urt ha s SIACC doe s not jurisdic tio n o ve r the e vic tio n pr e c lude a par ty suit, the c o unty c o urt ma y fr om c onte sting mo dify the a mo unt o r fo rm the appe al bond o f the b o nd a nd de te rmine in the c ounty c our t the suffic ie nc y o f the sure ty. afte r the c ounty c our t has jur isdic tion ove r the e vic tion suit. Se c . 24.00521. Pro pe rty Co de
If the c ase is pe r fe c te d in justic e c our t, what now? T rial De No vo - E vic tio n
Pe r fe c tion in c ounty c our t T he c o unty c le rk must do c ke t the c a se a nd must imme dia te ly no tify the pa rtie s o f the da te o f re c e ipt o f the tra nsc ript a nd the do c ke t numb e r o f the c a se . T he no tic e must a dvise the de fe nda nt tha t it must file a writte n a nswe r in the c ounty c ourt within 8 da ys if o ne wa s no t file d in the justic e c o urt. T RCP 510.10(b ) & 510.12
De fault on Appe al I f the de fe nda nt ma de no a nswe r in writing in the justic e c o urt a nd fa ils to file a writte n a nswe r within 8 da ys a fte r the tra nsc ript is file d in the c o unty c o urt, de fa ult judg me nt ma y b e e nte re d T RCP 512
Doe s the SIAPCC tr ansfe r ? YE S I f the justic e c o urt a ppro ve s the pa upe r's a ffida vit o f a te na nt, the te na nt is no t re q uire d to pa y the c o unty c o urt filing fe e o r file a n a dditio na l a ffida vit in the c o unty c o urt Pro pe rty Co de Se c . 24.0052(e )
Wr itte n Notic e to Vac ate : E le me nt Writte n o r o ra l a g re e me nt (le a se ) ho ldo ve r – min. 3 da ys unle ss pa rtie s a g re e d to sho rte r o r lo ng e r T e na nt “a t will” o r “a t suffe ra nc e ” – min. 3 da ys unle ss pa rtie s a g re e d to sho rte r o r lo ng e r Pro pe rty Co de § 24.005
Wr itte n Notic e to Vac ate : E le me nt F o rc ib le e ntry te na nt – imme dia te no tic e a nd ma y b e o ra l T a x fo re c lo sure – 30 da ys Pro te c ting T e na nts a t F o re c lo sure Ac t – 90 da ys (b o na fide te na nt o nly) Pro pe rty Co de § 24.005
Recommend
More recommend
