Our Services
End-to-end eviction services for landlords and property managers across the Dallas-Fort Worth Metroplex. Every step handled. Every filing correct. Every deadline met.
Notice Preparation & Service
Legally compliant notices drafted and delivered per Texas Property Code
- 3-Day Notice to Vacate for non-payment of rent
- Notice to Vacate for lease violations (cure or quit)
- Month-to-month tenancy termination notices
- Notices for holdover tenants after lease expiration
- Proper delivery via certified mail, personal service, or posting per statute
Texas Property Code § 24.005 governs notice requirements. Defective notice is the most common reason eviction cases are dismissed. Our notices are drafted to withstand judicial scrutiny.
Court Filing & Representation
We file, appear, and argue — you stay home
- Petition for Eviction filed in the correct JP precinct
- Service of citation coordinated with constable
- Full representation at the eviction hearing
- Post-judgment documentation and default judgment handling
- Appeal preparation if tenant contests (additional fees apply)
We operate in all Justice of the Peace precincts across Dallas, Tarrant, Collin, and Denton counties. Each precinct has unique filing requirements — we know them all.
Writ of Possession
Post-judgment writ filing and constable coordination ($349 add-on)
- Writ of Possession application filed with the court
- Constable scheduling and coordination
- Compliance with all statutory waiting periods (Tex. Prop. Code § 24.0061)
- Documentation of writ execution
- Guidance on handling tenant property left behind per Texas law
Texas Property Code § 24.0061 governs writ execution. The constable supervises while the landlord's moving crew places belongings at the property line and the landlord's locksmith re-keys the locks. The landlord is also responsible for any supplies required (trash bags, boxes, PPE, etc.). Landlords cannot change locks or remove belongings without a valid writ — doing so creates significant legal liability.
Squatter Eviction
Unauthorized occupants with no lease agreement — including SB1333 expedited removal
- Case assessment and SB1333 eligibility determination
- Proof of ownership documentation preparation (deed, tax records, title)
- Precinct-specific affidavit preparation — each constable precinct requires its own form
- Constable investigation coordination and follow-up
- Standard eviction filing as parallel or fallback track if SB1333 investigation does not result in immediate removal
- Full representation through writ execution
SB1333 applies only to unlawful entry cases — occupants who entered without permission, have no lease (written or verbal), and have no legal right to be on the property. It does not apply to tenants with expired leases or holdover situations. Self-help eviction (changing locks, removing belongings, shutting off utilities) without a court order remains illegal regardless of occupant status.
Texas Senate Bill 1333 enables property owners to bypass the standard eviction timeline for confirmed squatter cases. We prepare the required proof of ownership and the constable-precinct-specific affidavit, initiate the constable investigation, and coordinate immediate writ scheduling if the investigation confirms unlawful entry.
Credit Bureau Reporting
Report unpaid rent and property damage to strengthen recovery
- Eligibility review for reportable debts
- Documentation of unpaid rent and property damage
- Submission to applicable credit reporting agencies
- Compliance with Fair Credit Reporting Act (FCRA) requirements
Credit reporting is governed by the FCRA and applicable state law. Only eligible, documented debts may be reported. We ensure all submissions are accurate and compliant.