Understanding the Writ of Possession: Texas Legal Insights

Understanding the complexities of property law is challenging, especially as a landlord learning eviction procedures. One term you might encounter is the Writ of Possession.

This legal document plays a crucial role in the eviction process for rental property in Texas, allowing landlords to reclaim their property from tenants who have violated the lease agreement or terms. So, let’s examine the eviction process and see what a Writ of Possession in Texas is, its legal implications, and how landlords can prepare for eviction.

What is a Writ of Possession?

A Writ of Possession is a legal document that plays a pivotal role in the eviction process in Texas. If you, as a landlord, win an eviction suit, you may receive a judgment for possession of the premises and a Writ of Possession.

In legal terms, “premises” refers to the unit that the tenant occupies or rents, as well as any outside area or facility that the tenant can use under a lease or rental agreement

The issuance of a Writ of Possession comes with specific timelines and procedures mandated in TEXAS PROPERTY CODE TITLE 4. ACTIONS AND REMEDIES CHAPTER 24. FORCIBLE ENTRY AND DETAINER.

For instance, the writ may not go out before the sixth day after the date of judgment for possession unless there is a possession bond.

Once the writ goes out, however, it orders the executing officer to post a written warning on the exterior of the rental unit front door. This warning notifies the tenant of the writ and the time and date of its execution.

The executing officer holds the authority to deliver possession of the premises to you, the property owner, or landlord. They can also instruct the tenant to leave the premises immediately. If tenants fail to comply with the court order, the officer may legally physically remove them.

Understanding the Writ of Possession and its implications can help you work through eviction more effectively, ensuring you reclaim your property under Texas law.

What Are the Steps to An Eviction Process in Texas?

The eviction process in Texas involves several steps that landlords and property managers must follow to reclaim property legally. Here’s a breakdown:

Notice to Vacate:

The first step in eviction is providing the tenant with a written notice to vacate the premises. This notice specifies that the tenant must pay the delinquent rent or vacate the premises by the date and time stated in the notice.

Filing the Suit:

If the tenant fails to comply with the notice to vacate, the landlord can file a suit in justice court. The suit may include a sworn statement seeking judgment against the tenant for possession of the premises and unpaid rent.

Serving the Citation:

The tenant then receives a citation that includes a notice to appear for trial. Failure to appear may result in a default judgment against the tenant.

Court Eviction Hearing:

Both parties may present their case in court. If the landlord wins the eviction case, the court renders a judgment for possession of the premises.

Issuance of Writ of Possession:

If the landlord files and wins the eviction suit, the court may issue a Writ of Possession no earlier than the sixth day after the judgment unless there is a possession bond.

Execution of the Writ:

The executing officer posts a written warning on the exterior of the front door of the rental unit, notifying the tenant that they will need to leave on or after a specific date and time.

Removal of Tenant and Tenant’s Property from the Rental Property:

If the tenant refuses or fails to vacate, the officer may physically remove the tenant and deliver possession of the premises to the landlord.

Recovering Unpaid Rent:

The landlord may also recover unpaid rent as part of the eviction process.

Working with an experienced real estate and eviction attorney can ensure landlords comply with Texas eviction laws and procedures.

Execution of the Writ of Possession

After issuing a Writ of Possession, the next step is its execution, a crucial phase in eviction. The court orders the executing officer to post a written warning on the exterior of the front door of the rental unit.

This warning must is at least 8-1/2 by 11 and notifies the tenant that they will need to leave on or after a specific date and time. This date is not sooner than 24 hours after the warning is posted.

When executing the writ, the officer has the authority to physically deliver possession of the premises to you, the landlord. The officer instructs the tenants to leave the premises immediately and can physically evict and remove them if they fail to comply.

The officer also has the discretion to engage the services of a bonded or insured warehouseman to remove and store the tenant’s personal property left behind at no cost to you. You are not required to store the tenant’s personal property.

Moreover, the officer can use reasonable force when executing the writ. Importantly, you are not liable for any damages to the tenant resulting from the execution of the writ by an officer.

Understanding the execution process of filing a Writ of Possession helps you, as a landlord, to reclaim your property effectively and in compliance with Texas law.

Landlord Responsibilities in Executing the Writ of Possession

As a landlord, you have specific responsibilities when it comes to the execution of a Writ of Possession.

First, the executing officer will post a written warning on the exterior of the front door of the rental unit. This warning is 8-1/2 by 11 inches or larger and notifies the tenant about the writ and the date and time they will need to leave. The officer will then deliver possession of the premises to you on that date and instruct the tenant to vacate and leave the premises immediately. If they fail to comply, the officer can physically remove them.

You don’t need to pay to store the tenant’s property. The officer may engage the services of a bonded or insured warehouse worker to remove and store the tenant’s property at no cost to you.

Moreover, you hold no liability for actual damages to the tenant resulting from the execution of the writ by an officer. However, you do bear the costs of issuing and executing the writ of possession.

Being aware of these responsibilities ensures that you manage the eviction process efficiently and in compliance with Texas law.

Common Mistakes to Avoid

When executing a Writ of Possession, landlords and property managers should be cautious to avoid common pitfalls that could complicate eviction. Here are some mistakes to steer clear of:

Ignoring Timelines: The officer may not post the writ before the sixth day after the date the court renders the judgment for possession. The only exception is if you file a possession bond and the court approves it. Ensure you adhere to these timelines to avoid legal complications.
Improper Posting: The executing officer must post a written warning on the exterior of the front door of the rental unit. This warning is 8-1/2 by 11 inches in size and notifies the tenant of the execution of the writ on or after a specific date and time. Ensure that the officer follows these guidelines.
Forcing Tenant Property Storage: The officer may engage the services of a bonded or insured warehouse worker to remove and store the tenant’s property. However, you are not required to store the tenant’s property. Don’t take on unnecessary responsibilities.
Ignoring Officer Discretion: The writ authorizes the officer, at their discretion, to engage the services of a warehouseman to remove and store the tenant’s property at no cost to you. Be aware of this to avoid unnecessary costs.
Assuming Liability for Damages: You are not liable for damages to the tenant resulting from the execution of the writ by an officer. However, you should bear the costs of issuing and executing the writ of possession.

Avoiding these common mistakes can ensure a smoother eviction process that adheres to Texas law.

FAQs About Writ of Possession in Texas

Navigating the eviction process can be complex, and landlords often have questions about the Writ of Possession. Here are some frequently asked questions to help clarify the process:

When Can a Writ of Possession Be Issued? A writ may not be issued before the sixth day after the date of the judgment for possession unless a possession bond has been filed and approved.
What Does the Writ of Possession Order? The writ orders the officer to post a written warning on the exterior of the front door of the rental unit. This warning must be at least 8-1/2 by 11 inches in size and notify the tenant that the writ will be executed on or after a specific date and time.
What Happens During the Execution of the Writ? The officer will deliver possession of the premises to you, the landlord, and instruct the tenant to leave immediately. If they fail to comply, the officer can physically remove them.
Am I Required to Store the Tenant’s Property? No, you are not required to store the tenant’s property. The officer may engage the services of a bonded or insured warehouse worker to remove and store the tenant’s property at no cost to you.
Am I Liable for Damages During the Execution? You are not liable for damages to the tenant resulting from the execution of the writ by an officer.
What Costs Do I Bear? You should bear the costs of issuing and executing the writ of possession.

By understanding these FAQs, landlords can better navigate the eviction process in Texas, ensuring compliance with state laws.

Jarrett Law Firm Can Help

The eviction process in Texas can be a complex and stressful endeavor. At Jarrett Law Firm, we bring our extensive experience in property law to guide landlords and property managers through each step of the eviction process.

From drafting the initial notice to vacate to executing the Writ of Possession, we ensure you fully comply with Texas law. Don’t go it alone; let us help you reclaim your property efficiently and legally.