T r ial De Novo: T he Justic e Cour t Appe al T he a D. - - PowerPoint PPT Presentation

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

• c 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

• 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

• 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

• Must b e pa id within 5 da ys
• 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

• 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

• 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

• T

RCP 510.9 (5)(B)(i)&(ii) & Se c . 24.0053

Non- Payme nt of Re nt Appe als: F ails to pay

• F

a ilure to pa y c a n re sult in a writ o f po sse ssio n

• 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

• 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

• f the a ppe a l

Basis for bond c an be appe ale d to c ounty c our t

• n 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

• f SIACC or

bond file d

SI ACC

 Burde n o n pa rty who file d

sta te me nt to pro ve ina b ility to a ffo rd c o sts

No n-c o rpo ra te sure ty

 Amo unt o f the b o nd o r fo rm o f

the b o nd: a ppe lle e ha s the 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

 I

f finds pa rty c a nno t pa y – fo rwa rd to c o unty c o urt

 I

f judg e finds pa rty c a n a ffo rd c o sts (must ma ke writte n

• rde r o f finding s):

Pa rty ha s ONEda y to po st

c a sh o r sure ty b o nd

No n-c o rpo ra te sure ty

 I

f b o nd a ppro ve d – fo rwa rd to c o unty c o urt

 I

f b o nd no t a ppro ve d:

Pa rty ha s F

IVEda ys to po st

c a sh b o nd o r file SI ACC

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

• r

SIACC

Appe a l must b e file d within 5 da ys o f justic e c o urt

• 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

 Co unty c o urt a g re e s with

ina b ility to pa y – dire c t justic e c o urt to fo rwa rd re ma inde r o f c a se a nd c a se is a ppe a le d

 I

f Co unty c o urt disa g re e s with ina b ility – a ppe lla nt must po st b o nd o r c a sh within 1 b usine ss da y

No n-c o rpo ra te sure ty

 Co unty c o urt a ppro ve s the

a ppe a l b o nd - the justic e c o urt sha ll fo rwa rd re ma inde r

• f c a se a nd c a se is a ppe a le d

 Co unty c o urt disa ppro ve s the

a ppe a l b o nd - the pa rty ha s 5 da ys to po st c a sh de po sit o r 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 SIACC doe s not pr e c lude a par ty fr

• m c onte sting

the appe al bond in the c ounty c our t afte r the c ounty c our t has jur isdic tion ove r the e vic tion suit. Afte r the c o unty c o urt ha s

jurisdic tio n o ve r the e vic tio n suit, the c o unty c o urt ma y mo dify the a mo unt o r fo rm

• f the b o nd a nd de te rmine

the suffic ie nc y o f the sure ty.

 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

• 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

• 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

T e nant vs Oc c upant

T

e na nt ha s due pro c e ss rig hts

Oc c upa nt do e s no t

T r ic ky L andlor d/ T e nant Re lationships

A b o yfrie nd/ g irlfrie nd o r a dult c hild living

with pa re nts?

L

ike ly b e c o nside re d e ithe r a te na nt a t will

• r a te na nt a t suffe ra nc e who e nte re d the

pre mise s b y a g re e me nt a nd is sub je c t to a fo rc ib le de ta ine r a c tio n unde r Pro pe rty Co de § 24.002.

T he Non- E vic tion Suit

Sma ll Cla ims & De b t Cla im T he $20,000 q ue stio n…

What kinds of c ase s will inc r e ase ?

Se rvic e c o ntra c ts Me dic a l b ills Ca r a c c ide nts

Pe r fe c te d? Non- E vic tion

An a ppe a l is pe rfe c te d whe n a b o nd, c a sh

de po sit, o r SI APCC is file d in a c c o rda nc e with this rule .

T

he a ppe lla nt must pa y the c o sts o n a ppe a l to a c o unty c o urt in via Rule 143a .

 T

RCP 506.1 (h)&(i)

Pe r fe c te d? Non- E vic tion

I f the a ppe lla nt fa ils to pa y the c o sts o n a ppe a l fro m a judg me nt

• f a justic e o f the pe a c e within (20) da ys a fte r b e ing no tifie d to

do so b y the c o unty c le rk, the a ppe a l sha ll b e de e me d no t pe rfe c te d a nd the c o unty c le rk sha ll re turn a ll pa pe rs in sa id c a use to the justic e o f the pe a c e ha ving o rig ina l jurisdic tio n a nd the justic e o f the pe a c e sha ll pro c e e d a s tho ug h no a ppe a l ha d b e e n a tte mpte d.

 T

RCP 143a

I

f the a ppe a l wa s no t pro pe rly pe rfe c te d, b ut wa s se nt to the c o unty c o urt, the n the pro pe r pro c e dure is fo r the c o unty c o urt to dismiss the a ppe a l fo r la c k o f jurisidic tio n.

 In re A.J.’ s Wre c ke r Se rvic e o f Da lla s, 2002 WL

497021 a t *1 (T e x. App.—Da lla s Apr. 3, 2002, no writ)

Why do we c ar e ?

L ia b ility

www.tjc tc .o rg

T hank you!