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
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;
T E XAS JUDICIARY • F Y 2016 ANNUAL ST AT IST ICAL RE PORT
Why Appe al the Case ? 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 Rule s to a ddre ss tha t issue
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. T his sub se c tio n do e s no t re q uire o r pro hib it pa yme nt o f re nt into the c o urt re g istry o r dire c tly to the la ndlo rd during the pe nde nc y o f a n a ppe a l o f a n e vic tio n c a se b a se d o n g ro unds o the r tha n no npa yme nt o f re nt. Se c . 24.0053, Pro pe rty Co de
How Appe al Made : Author ity No n-pa yme nt o f re nt via SI AC: T RCP 510.9 (5)(A) & Se c . 24.0053, Pro pe rty Co de No n-pa yme nt o f re nt via sure ty b o nd: 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 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)
Non- Payme nt of Re nt Appe als: F ails to pay T he c o urt “ma y no t fo rwa rd the tra nsc ript a nd o rig ina l pa pe rs b e fo re the sixth da y a fte r the da te the te na nt file s a [SI ACC], e xc e pt tha t, if the c o urt c o nfirms tha t the te na nt ha s time ly pa id the initia l de po sit o f re nt into the justic e c o urt re g istry …” Pro pe rty Co de § 24.0054(a -2)
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
T he failur e o f the te nant to pay r e nt into the r e gistr y o f the justic e c o ur t do e s no t affe c t the pe r fe c tio n o f the appe al – o nly the r ight o f the te nant to r e main in po sse ssio n pe nding the appe al .
Pe r fe c te d? Within 5 da ys o f the sig ne d judg me nt, must po st: Sure ty Bo nd Ca sh De po sit Sta te me nt o f I na b ility to Affo rd Pa yme nt o f Co urt Co sts T RCP 510.9(a ) & (f)
Notic e of Appe al Sta te me nt o f I na b ility to Affo rd Pa yme nt o f Co urt Co sts (SI APCC) Co urt must pro vide no tic e to a ll o the r pa rtie s b y the ne xt b usine ss da y Bo nd o r Ca sh Appe lla nt must se rve writte n no tic e o f the a ppe a l o n a ll o the r pa rtie s within 5 da ys via Rule 501.4 (info rma l se rvic e ) T RCP 510.9 (d)
Me thods to appe al & c onte sts in County Cour t SI APCC & sure ty b o nd po sting
Stamt. of Inability to Affor d Cour t Costs Why do we ha ve it? I ndig e nt pa rtie s
Stamt. of Inability to Affor d Cour t Costs Must b e swo rn to b e fo re a no ta ry o r ma de unde r pe na lty o f pe rjury Must use the Supre me Co urt fo rm T RCP 510.9 (c ) & 502.3 (a )&(b )
Conte st: w/ in 5 days of notic e Ca nno t c o nte st if ha ve le g a l a id Pa rty o r the Co urt ma y c o nte st 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 )
Conte st: He ar ing Judg e must ho ld a he a ring if c o nte ste d 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 I f judg e finds pa rty c a n a ffo rd c o sts, must ma ke writte n o rde r o f finding s Pa rty must the n po st b o nd within 1 da y o r a ppe a l T RCP 502.3 (d)
Conte st: Appe al F ile d within 5 da ys o f o rde r F o rwa rd a ll re le va nt do c ume nts to Co unty Co urt Co unty c o urt must he a r within 5 da ys De no vo 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)
Conte st: Outc ome Co unty c o urt a g re e s with ina b ility – 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 T RCP 510.9 (c )(3)&(4)
Non- Payme nt of Re nt Appe al: Sur e ty Why do we ha ve this? 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 Do e s no t apply to c o rpo rate sure ty Se c . 24.o o 511 & 24.00512(a ) Pro pe rty Co de
Non- Payme nt of Re nt Appe al: Sur e ty - Judgme nt I n a n e vic tio n suit fo r no n-pa yme nt o f re nt, the a mo unt o f the a ppe a l b o nd must b e sta te d in the c o urt’ s judg me nt. Appe a l b o nds in e vic tio n suits fo r no npa yme nt o f re nt must inc lude the sure ty’ s c o nta c t info rma tio n, inc luding : Addre ss Pho ne numb e r E ma il a ddre ss (if a ny) Se c . 24.o o 511, Pro pe rty Co de
Non- Payme nt of Re nt Appe als: Sur e ty - Conte st Whe n a judg me nt in a n e vic tio n suit fo r no npa yme nt o f re nt is a ppe a le d, the a ppe lle e ma y c o nte st: 1) the a ppe a l b o nd a mo unt; 2) the fo rm o f the a ppe a l b o nd; o r 3) the fina nc ia l a b ility o f a sure ty to pa y the a ppe a l b o nd. Within 5 da ys o f b o nd file d T he justic e c o urt sha ll no tify the o the r pa rty a nd the sure ty o f the c o nte st. Se c . 24.o o 512 (b ), Pro pe rty Co de
Non- Payme nt of Re nt Appe als: Sur e ty - He ar ing A he a ring sha ll b e he ld “no t la te r tha n the fifth da y a fte r the da te the c o nte st is file d.” 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 appe ar at he aring; failure to appe ar c onstitute s “prima fac ie e vide nc e that the bond should be disapprove d.” Se c . 24.o o 512 (c )&(d ), Pro pe rty Co de
Non- Payme nt of Re nt Appe als: Sur e ty - Outc ome I f the a ppe a l b o nd is a ppro ve d b y the justic e c o urt: T he a ppe a l in the c o unty c o urt g o e s fo rwa rd. I f the a ppe a l b o nd is disa ppro ve d, must within 5 da ys: Ma ke a c a sh de po sit F ile a SI APCC, o r Appe a l to c o unty c o urt I f no t, judg me nt is fina l. Writ o f po sse ssio n ma y issue . Se c . 24.o o 512(d)&(e ) Pro pe rty Co de
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