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A PRIMER ON LEGAL ISSUES RELATED TO COUNTY ROADS BO B BA SS, A LLISO N, BA SS & M A G EE, LLP 1 9/18/2019 AUTHORITY OF COMMISSIONERS COURT Ma ke a nd e nfo rc e a ll re a so na b le a nd ne c e ssa ry rule s a nd o rde rs fo r

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SLIDE 1

9/18/2019 1

A PRIMER ON LEGAL ISSUES RELATED TO COUNTY ROADS

BO B BA SS, A LLISO N, BA SS & M A G EE, LLP

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SLIDE 2

AUTHORITY OF COMMISSIONERS COURT

  • Ma ke a nd e nfo rc e a ll re a so na b le a nd

ne c e ssa ry rule s a nd o rde rs fo r the c o nstruc tio n a nd ma inte na nc e o f pub lic ro a ds e xc e pt a s pro hib ite d b y la w.— 251.003, T ra nspo rta tio n Co de .

  • L

a y o ut a nd o pe n, disc o ntinue , c lo se , a b a ndo n o r a lte r pub lic ro a ds a nd hig hwa ys a nd to e xe rc ise g e ne ra l c o ntro l

  • ve r a ll ro a ds, hig hwa ys, fe rrie s a nd b ridg e s

in the ir c o untie s. -251.051, T ra nspo rta tio n Co de .

9/18/2019 2

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SLIDE 3

SYSTEMS OF ROAD MAINTENANCE

I . Co mmissio ne r-E le c te d Co mmissio ne r Re spo nsib le fo r Ro a d Ma inte na nc e - De fault syste m. §251.004 T ra nspo rta tio n Co de . I I . E x Offic io Syste m-Do e s no t a ppe a r to diffe r fro m De fa ult syste m, b ut, sho uld b e a do pte d a nd re fle c te d in the minute s. §252.001 T ra nspo rta tio n Co de I I I . Co mmissio ne r Syste m-Appo inte d “c o mmissio ne r” fo r a ro a d “distric t.” Mo re tha n o ne “c o mmissio ne r” c a n b e a ppo inte d.

§252.101 Transportation Code. Ra re ly se e n o ptio n.

I V. Vo lunta ry Unit Syste m-§252.201T ra nspo rta tio n Co de -Ro a d Supe rinte nde nt, 2 ye a r te rm, unle ss re mo ve d fo r c a use . V. Re fe re ndum Unit-§252.301T ra nspo rta tio n Co de - E ng ine e r/ Administra to r fo r inde finite te rm unle ss re mo ve d fo r c a use .

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SLIDE 4

ADDITIONAL COMMENTS REGARDING COMMISSIONERS COURT AUTHORITY

  • I

ndividua l Co mmissio ne r ha s no a utho rity to e sta b lish a c o unty ro a d-b ut o fte n do e s.

  • Ro a ds sho uld b e c la ssifie d a s 1st, 2nd o r 3rd Cla ss

Ro a d. (Se c . 251.007 T ra nspo rta tio n Co de )-b ut rare ly are , o r a t o dds with fa c ts o n g ro und..

  • Co urt ma y c ha ng e sta tus o f c o unty ro a d-within

sta tuto ry limita tio ns (o nly hig he r c la ss).

  • Pla tting dutie s do no t re q uire a c c e pta nc e o f

de dic a te d ro a ds in sub divisio n-c o mmo n e rro r.

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SLIDE 5

LIMITATIONS UPON AUTHORITY

  • Co unty c a nno t ma inta in a priva te ro a d.
  • Go dle y v. Duva l Co unty, 361 S.W.2d 629 (T

e x.App .—Sa n Anto nio , 1962).

  • Co unty la b o r, ma te ria ls a nd e q uipme nt c a nno t b e use d
  • n priva te pro pe rty.
  • Op. Atty. Ge n. JM-200.
  • Vita l to ha ve c le a r a utho rity fo r ma inte na nc e o n a ll

ro a ds in Co unty inve nto ry. (I ndic tme nts o fte n o c c ur.)

  • Co unty ma y ma inta in c ity stre e ts, b ut o nly with c o nse nt
  • f c ity a nd I

nte rlo c a l Ag re e me nt, pro viding fa ir va lue to Co unty fo r se rvic e re nde re d. Cha pte r 791, Go ve rnme nt Co de .

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SLIDE 6

PUBLIC ROADS BELONG TO STATE

  • E

ve n if full fe e simple title is c o nve ye d to Co unty, the ro a d a c tua lly is he ld in trust fo r the Sta te . Sta te v. Ma lo ne , 168 S.W.2d 292 (1943). Att. Ge n. WW-870 (mine ra l inte re sts a re le a se d b y the L a nd Co mmissio ne r, a ddre sse d b y §32.2015 T

  • x. Na t. Re s. Co de )
  • “Pub lic ” ro a d do e s no t ne c e ssa rily e q ua l “c o unty” ro a d.
  • Pub lic c a n a c q uire a n inte re st in ro a d, b ut c o unty must

a ssume re spo nsib ility fo r ma inte na nc e to b e a c o unty ro a d. Ma inte na nc e b y c o unty e q ua ls “c o unty ro a d”.

  • Co unty is no t re q uire d to ma inta in a ny ro a d, a nd c a n

re fra in fro m the a ssumptio n o f ma inte na nc e .

  • Me re de dic a tio n do e s no t re q uire ma inte na nc e , b ut is

me re ly a n o ffe r until fo rme rly a c c e pte d b y the c o unty b y minute o rde r, o r my a c tua l a ssumptio n o f ma inte na nc e .

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SLIDE 7

A PUBLIC ROAD REMAINS A PUBLIC ROAD UNLESS FORMALLY ABANDONED OR VACATED

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  • Even if a previously maintained road is no

longer maintained by county, the landowner may not “fence” the road.

  • The landowner has no duty to maintain the

“public road” however.

  • Traffic hazards due to poor maintenance

may threaten safety, but County has no

  • bligation to repair road.
  • Mere use by school bus is not enough.
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SLIDE 8

ATTORNEY GENERAL OPINION JC-0503 MAY 15, 2002

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  • Absent clear basis for determination of public

status, a county commissioners court may not maintain a road that has not been officially established as a public road.

  • Large counties (over 50,000) the Comm. Ct.

may make a self-determination of public status, but smaller counties may not make such a determination.

  • The County may bring a suit for declaratory

judgment.

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SLIDE 9

LEGISLATIVE CHANGES OF 1981 (CHAPTER 281, TRANS. CODE)

  • Afte r 1981, Co untie s o f 50,000 po pula tio n o r le ss

ma y a c q uire inte re st in ro a ds only

  • By pur

c hase (c o ntr ac t o f sale and de e d)

  • By c o nde mnatio n (e mine nt do main)
  • By de dic atio n o f fe e o wne r

in wr iting

  • By final judgme nt o f adve r

se po sse ssio n unde r pr io r law, base d o n c o mmo n-law do c tr ine s in e ffe c t pr io r to 1981.

  • Ne gate s pr

io r c o mmo n law do c tr ine s o f pr e sc r iptio n and implie d de dic atio n to ac quir e r ight o f way.

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SLIDE 10

PRESCRIPTIVE RIGHTS TO ROAD

  • T
  • e sta b lish e a se me nt b y pre sc riptio n c la ima nt must

sho w tha t use o f a lle g e d se rvie nt e sta te wa s o pe n, no to rio us, ho stile , a dve rse , uninte rrupte d, e xc lusive a nd c o ntinuo us fo r pe rio d o f mo re tha n te n ye a rs, pre da ting 1981. Da vis v. Ca rrike r, 536 S.W. 246. Se e a lso Se c . 251.059, T e xa s T ra nspo rta tio n Co de .

  • Ma inte na nc e b y Co unty is so me e vide nc e o f pub lic

use , b ut must b e e sta b lishe d b y c le a r e vide nc e o f uninte rrupte d use prio r to 1981.

  • Pre sc riptive rig ht a pplie s to “b e a te n pa th” o f ro a d

a s we ll a s suffic ie nt la nd to ma inta in the ro a d, i.e . ma inte na nc e e a se me nt. Alle n v. K e e ling , 613 S.W.2d (T e x. 1981)

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SLIDE 11

IMPLIED DEDICATION

  • Simila r to Pre sc riptio n, b ut le ss de ma nding

sta nda rd.

  • Re q uire d e vide nc e o f a ffirma tive a c ts o f

la ndo wne r (lo ng sta nding use b y pub lic , ma inte na nc e b y c o unty, fe nc e -line s re c o g nizing ro a d) tha t wo uld le a d to implie d de dic a tio n. T he re sho uld b e so me thing mo re tha n me re a c q uie sc e nc e , i.e . re q ue st fo r ma inte na nc e , fe nc ing , sig na g e , e tc .

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SLIDE 12

WHY WAS CHAPTER 258 NECESSARY?

  • Co untie s unde r 50,000 c a nno t a c q uire rig hts

b y pre sc riptio n a fte r 1981

  • Pro o f ne c e ssa ry fo r e sta b lishing pre sc riptive

rig hts prio r to 1981 “dying ” o ut with time .

  • Co st o f litig a tio n pro hib itive .
  • Me c ha nism o f e sta b lishing pre sumptive rig ht
  • f pre sc riptio n ne c e ssa ry.

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SLIDE 13

WHAT THE BILL DID-NOW EXPIRED

  • Pro vide d a me tho d fo r Co unty to

e sta b lish a le g a l c la im to lo ng ma inta ine d ro a ds.

  • Re q uire d Co unty to Pre pa re a Ma p
  • f Co unty Ro a ds.
  • Pro vide No tic e to L

a nd Owne rs a ffe c te d b y pro c e e ding .

  • Pro vide Oppo rtunity to Pro te st Ro a d

Sta tus

  • I

mpo se s a Pe rio d o f Re po se (2 yrs.)

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SLIDE 14

LIMITATION/LITIGATION

  • Afte r the Ro a d Ma p is a do pte d, the pub lic rig ht to

use a ro a d, a nd the rig ht to spe nd pub lic mo ne y o n ro a d is c o nc lusive ly e sta b lishe d. Adve rse c la ims b a rre d.

  • Pa rty wishing to c o nte st inc lusio n o f ro a d o n ma p

must file suit in a Distric t Co urt no t la te r tha n the se c o nd a nnive rsa ry o f da te ro a d ma p is a do pte d.

  • I

n a dditio n, §§16.003, 16.024 a nd 16.026 o f Civil Pra c tic e a nd Re me die s Co de e sta b lish 2, 3 a nd 10 ye a r pe rio ds o f limita tio n tha t ma y a pply to ro a d dispute s. Se e 311.034 Go ve rnme nt Co de a nd De Mag o lo ni v. Be xar Ho spital Dist., 2013 WL 4829133.

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SLIDE 15

TAX ABATEMENT

  • Priva te rig ht, title o r inte re st, o the r tha n

mine ra ls, he ld b y a pe rso n o wning la nd b urde ne d b y ro a d e sta b lishe d b y this pro c e dure is e xe mpt fro m a d va lo re m ta xa tio n b y a ny ta xing e ntity. (Must a pply fo r e xe mptio n).

  • I

f Co unty c e a se s to ma inta in a ro a d in future , e xe mptio n c e a se s a nd a d va lo re m ta xe s ma y b e a sse sse d a fte r re ve rsio n o f ro a d ma inte na nc e . Co unty must pro vide a n Orde r fro m Co unty sta ting tha t ma inte na nc e ha s c e a se d.

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SLIDE 16

EXPRESS DEDICATION

  • Pe rso n ma king de dic a tio n must ha ve le g a l a b ility to

do so ; fe e simple title .

  • De dic a tio n must b e in writing a nd o f re c o rd, b e tte r

fo r spe c ific dista nc e a nd width.

  • De dic a tio n must se rve a pub lic purpo se .
  • Co unty must a c c e pt the o ffe r, usua lly b y Orde r o f

the Co mmissio ne rs Co urt, b ut a t le a st b y a c tua lly ta king up ma inte na nc e . Be tte r pra c tic e is a se pa ra te Orde r a c c e pting De dic a tio n a nd e xpre ssly a ssuming ma inte na nc e fo r spe c ific dista nc e a nd widths.

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SLIDE 17

ACCEPTANCE OF DEDICATION

  • Me re de dic a tio n impo se s no duty to ma inta in upo n

Co unty.

  • L

a ng fo rd v. K ra ft, 498 S.W.2d 42, (T e x.App .—F

  • t. Wo rth,

1973), Co mm. Ct. v. Je ste r, 199 S.W.2d 1004 (T e x.App .- Da lla s, 1948).

  • Ac c e pta nc e sho uld b e re fle c te d in a n Orde r whic h

spe c ific a lly de sc rib e s the ro a d to b e a c c e pte d fo r pub lic ma inte na nc e .

  • Me te s a nd b o unds no t re q uire d, b ut is g o o d pra c tic e .
  • A GPS “c e nte rline ” with dista nc e a nd width o n e ithe r side

is g o o d o ptio n.

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SLIDE 18

SUB-STANDARD SUBDIVISION ROADS

  • Cha pte r 253 o f T

ra nspo rta tio n Co de pro vide s fo r Co unty a utho rity to impro ve ro a ds in sub -divisio n.

  • E

le c tio n o f Pro pe rty Owne rs re q uire d.

  • Owne rs c a n b e a sse sse d fo r initia l c o sts b y

lie n o n pro pe rty.

  • But, Co unty the re a fte r re spo nsib le fo r ro a d

ma inte na nc e .

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SLIDE 19

SUBDIVISION REGULATION

  • Cha pte r 232 L
  • c a l Go ve rnme nt Co de .
  • Me re pla tting o f a “pub lic ro a d” do e s no t
  • b lig a te Co unty to ma inta in ro a d.
  • Ac c e pta nc e o f Pla t do e s no t me a n

a c c e pta nc e o f ro a ds de dic a te d in pla t.

  • Se pa ra te “a c c e pta nc e ” ne c e ssa ry, a nd tha t

a c c e pta nc e sho uld b e ve ry spe c ific .

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SLIDE 20

CHAPTER 232, LOCAL GOVERNMENT CODE

  • Pla t re q uire d if:
  • L

a nd is o utside o f munic ipa lity.

  • Divide d into two o r mo re pa rts.
  • I

f a sub divisio n o f the tra c t o r lo ts pro vide s fo r stre e ts, a lle ys, sq ua re s, pa rks, o r o the r pa rts o f the tra c t inte nde d to b e use d b y the pub lic , o r fo r the use o f purc ha se rs o f the lo ts.

  • Pla t must b e file d o f re c o rd in a c c o rd with la w.

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SLIDE 21

EXCEPTIONS TO PLAT REQUIREMENTS

  • L

a nd do e s no t pro vide fo r stre e ts o r o the r c o mmo n a re a s.

  • L

a nd use fo r a g ric ultura l purpo se s a s de fine d b y Artic le VI I I , Se c tio n 1-d, T e xa s Co nstitutio n.

  • L

a nd is so ld to fa mily me mb e rs.

  • L

a nd c o nta ins mo re tha n te n (10) a c re s, a nd c o nta ins no stre e ts, e tc .

  • All lo ts a re so ld to ve te ra ns.

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SLIDE 22

SUBDIVISION REGULATIONS

  • Cha pte r 232 o nly e sta b lishe s b a re minimums.
  • Co unty ma y re q uire sta nda rds fo r ro a ds a nd

dra ina g e , b ut must ha ve a re g ula tio n a do pte d.

  • Ma y re q uire a b o nd to insure c o mplia nc e .
  • Ma y no t re q uire a hig he r sta nda rd tha n sta nda rds

c o unty impo se s upo n itse lf in the “c o nstruc tio n” o f ne w ro a ds.

  • Ma y re q uire g ro undwa te r sta nda rds if o rdina nc e is

a lre a dy in pla c e .

  • Cha pte r 16 o f T

e xa s Wa te r Co de ha s “mo de l rule s” b ut ha s little a pplic a tio n fo r ro a d sta nda rds, e tc .

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SLIDE 23

OPENING A NEW ROAD

  • Re side nts o f a pre c inc t ma y a pply fo r a ne w

ro a d, o r a c ha ng e in a n e xisting ro a d b y pe titio n:

  • E

ig ht pro pe rty o wne rs re q uire d fo r ne w ro a d.

  • One pro pe rty o wne r ma y re q ue st a c ha ng e o f ro ute .
  • De dic a tio n still re q uire d o f la ndo wne r b urde ne d b y

ro a d.

  • Pe titio n sho uld spe c ify b e g inning a nd e nding

po ints o f ro a d.

  • No tic e o f I

nte nt re q uire d b e fo re filing pe titio n with Co mmissio ne rs Co urt.

  • 251.052, T

ra nspo rta tio n Co de .

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SLIDE 24

251.054 REPEALED, MUST NOW USE EMINENT DOMAIN CONDEMNATION PROCEDURES

  • Se c tio n 251.054-Ne ig hb o rho o d Ro a d sta tute , ha s

b e e n re pe a le d.

  • Cha pte r 21, Pro pe rty Co de Pro c e dure s fo llo we d

a fte r re c e ipt o f Pe titio n

  • Disc lo sure o f pla nne d use to o wne r
  • Owne r my disc lo se prio r a ppra isa ls
  • Bill o f Rig hts Sta te me nt
  • Co unty Co urt a t L

a w o r Distric t Co urt ve nue

  • Spe c ia l Co mmissio ne rs a ppo inte d b y Co urt to de te rmine

da ma g e s

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SLIDE 25

CONDEMNATION AWARD

  • Pro pe rty o wne r is e ntitle d to c o mpe nsa tio n

fo r:

  • Va lue o f la nd ta ke n b y ro a d, plus.
  • De c re a se in va lue to “re ma inde r” o f la nd

b ise c te d b y ro a d.

  • Awa rd o f Da ma g e s a ppe a l a b le , b ut
  • pe ning o f ro a d is no t.
  • T

he re fo re , whe n c o nde mning la nd fo r ro a d, try to a vo id dividing la nd, i.e . use the pe rime te r o f pro pe rty, e ve n if lo ng e r.

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SLIDE 26

ABANDONMENT OF ROAD, PER SE

  • Ab a ndo ne d b y la w whe n use so

infre q ue nt tha t pro pe rty o wne r e nc lo se s ro a d unde r “fe nc e ” fo r 20 ye a rs. (Ma y no t inc lude a g a te )

  • Do e s no t inc lude ro a d to c e me te ry.
  • Ac c e ss ro a d ne c e ssa ry to re a c h

a djo ining pro pe rty.

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SLIDE 27

ABANDONMENT OF MAINTENANCE

  • Co mmissio ne rs Co urt ma y, b y Orde r, c e a se

pub lic ma inte na nc e o f ro a d.

  • No sta tuto ry re q uire me nts fo r no tic e a nd

he a ring , b ut re c o mme nde d.

  • Se e Se c tio n 251.051 T

ra nspo rta tio n Co de fo r c o nditio ns a pplic a b le to “disc o ntinua tio n”

  • f a ro a d. (va c a te d o r unuse d fo r thre e

ye a rs, a lte rna tive ro ute , e tc .)

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SLIDE 28

CLOSING PUBLIC ROAD

  • A ro a d e sta b lishe d b y jury o f vie w must

b e c lo se d b y no tic e a nd he a ring . Othe r type s ma y b e c lo se d witho ut no tic e a nd he a ring .

  • A pro pe rty o wne r ma y no t e njo in c lo sure

unle ss:

  • He o wns pro pe rty whic h a b uts the ro a d, o r.
  • Ro a d b e ing c lo se d pro vide s the “o nly” a c c e ss

to his pro pe rty.

  • Othe rs ma y se e k da ma g e s a rising fro m

c lo sure , b ut no t injunc tio n.

  • 251.058 T

ra nspo rta tio n Co de .

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SLIDE 29

UTILITIES AND THE COUNTY RIGHT OF WAY

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Utilities Code provides authority to use public right

  • f way for gas (§181.005), electric (§181.041),

telephone (§181.082) and cable television (§181.101) lines.

Water Code provides authority for public and

private water supply corporations to use right of way. (§49.220)

Saltwater lines may have a lease (§91.901 et seq. Tx.Nat.Res.Code.

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SLIDE 30

COUNTY CANNOT DENY USE OF RIGHT OF WAY TO PUBLIC UTILITY

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  • Authority to designate location of utility (not telephone).
  • If County required to relocate a Utility, prior notice to the

Utility is required. Timelines differ by Utility.

  • Dig Statute (§251.156 Utilities Code) permits routine

maintenance that does not exceed 24 inches depth. Replacing culverts, etc. may be routine, but it is recommended that any “deep” maintenance follow notice to State Notification Center.

  • Failed legislative effort to revise statute.
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SLIDE 31

EXAMPLES OF SUB-STANDARD UTILITY INSTALLATION

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SLIDE 32

STEPS IF DEMAND FOR DAMAGES MADE

  • 1st: Ca re fully do c ume nt the lo c a tio n:

Pho to s with a fra me o f re fe re nc e . (Ya rd Stic k)

  • 2nd:Ob ta in le g a l c o unse l
  • 3rd:F
  • rma lly De ny c la im, with a c o py o f

§251.156 L

  • c a l Go ve rnme nt Co de a nd

pho to s o f insuffic ie nt insta lla tio n pro vide d to utility.

  • L

e g isla tio n will b e pro po se d a g a in ne xt se ssio n to a ddre ss this pro b le m, b ut we ne e d yo ur he lp.

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SLIDE 33

WHERE TO GET MORE INFORMATION

  • Atto rne y Ge ne ra l’ s Offic e -
  • 1-800-252-5476
  • Bro o ks, Vo l. 35-36, T

e xa s Pra c tic e Se rie s

  • T

e xa s Asso c ia tio n o f Co untie s

512/ 478-8753

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SLIDE 34

OR CALL ALLISON, BASS & MAGEE, LLP-AUSTIN, TX

  • Co nta c t: Alliso n, Ba ss & Ma g e e , L

L P

  • 512-482-0701 o r

1-800-733-0699 Vo ic e 512/ 480-0902 F a x

L aw@Allison- Bass.c om

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