DALLAS TX EVICTION ATTORNEY

Dallas TX Eviction Attoreney

There are few experiences as a Texas real estate investor that are as bad as a problem tenant. Believe us, we know! Not only does an experienced Dallas eviction attorney own our firm, he’s an experienced residential real estate investors, too!!

The key to ensuring the costs for your eviction (a.k.a forcible entry and detainer) trial do not spiral out of control is to have an experienced Dallas eviction attorney at your side. Your Dallas eviction attorney will be the reason you don’t get in front of the wrong Judge. Your Dallas eviction attorney will also ensure you have all of the required motions and pleadings, and will ensure these documents include the contents eviction courts demand. Most importantly, an experienced Dallas eviction attorney will understand when and how to exploit every opportunity to fast-track your tenant’s eviction appeal process.

HOW OUR DALLAS ATTORNEYS HELP LANDLORDS IN TEXAS

Here are some of the ways our Texas real estate lawyers help the Dallas TX community:

  • Representation of Dallas landlords at all levels of eviction (Justice of the Peace to the Texas Supreme Court)
  • Handling creditor bankruptcy
  • Helping file suits against tenants for damages and nonpayment of rent
  • Defending landlords from suits
  • Collections against tenants
  • Responding to demands for security deposit accountings, anonymity structures, or property shelters
  • and many more!
Marc Girling, Mediation.com Featured attorney

SERVICES FOR DALLAS TEXAS REAL ESTATE INVESTORS

How to Get to Our Nearest Office in Dallas, TX

If you want to meet with one of our real estate attorney for landlords at our other office location, follow the driving directions below. From Dallas TX to our office at 6340 Davis Blvd, Suite 100, North Richland Hills TX 76180:

  • Head east and turn right onto Browder St.
  • Turn right onto Canton St, then turn left onto the I-35E ramp.
  • Use the 2nd from the right lane to keep left at the fork and continue toward I-35E
  • Keep right at the fork, follow signs for I-35E N/Denton
  • Keep left and merge onto I-35E, then keep left to continue on I-35E N.
  • Keep left at the fork to continue on TX-183 W, follow signs for Texas 183/Texas 114.
  • Keep right at the fork to continue on Texas 121 TEXpress/Texas 183 TEXpress, follow signs for TX- 183/DFW Airport.
  • Take the exit toward FM 157/Industrial Blvd, then merge onto TX-183 .
  • Exit and merge onto FM1938 N/Davis Blvd,
  • Turn right. Our office will be on the left.

Call NOW to Schedule a Free Consultation (Landlords Only) with a Dallas Eviction Attorney
(469) 640-0350
We offer Free Consultations (Landlords Only) to all first time landlord callers!

The Eviction Process in Dallas Texas

The first step in any Texas eviction (except for mobile homes in mobile home parks) is to provide the tenant a notice to vacate. You can learn more about notices to vacate here.

All eviction lawsuits for properties located within the city of Dallas must be filed in a Dallas County Justice of the Peace Court. Dallas Justice of the Peace Courts are broken down geographically into precincts. Properties located within a particular Justice of the Peace’s precinct must be filed with that precinct. There IS a process to identifying which Justice of the Peace precinct your rental property is in.

When an eviction lawsuit is filed in a Dallas Justice of the Peace Court, the clerk will immediately schedule the eviction trial. Clerks typically schedule eviction trials about three to four weeks from the day the eviction lawsuit is filed. If a landlord wins in an eviction trial, the tenant will be given 5 days to appeal. After this 5 day appeal period, the landlord may request a writ of possession. After the Justice of the Peace signs the writ of possession, the Constable for the same Justice of the Peace precinct will coordinate with the landlord or the landlord’s attorney to schedule a forced move out. Thirty days following an eviction judgment, the landlord may start taking steps to have the judgment reported on the tenant’s credit by abstracting the judgment.

Dallas Eviction Courts

Dallas County is split into five Justice of the Peace precincts. Each Justice of the Peace precinct includes two Justices of the Peace. These two Justice of the Peace courts are designated as “Place 1” and “Place 2.” One of the greatest advantages of using an experienced Dallas eviction attorney is that your attorney will know which of your two judges have a judicial temperament that is best suited for landlords.

Some portions of the City of Dallas spill over into counties other than Dallas County. If you are in one of these areas, you must file your eviction within the assigned Justice of the Peace court within that area’s respective county.

Call NOW to Schedule a Free Consultation (Landlords Only) with a Dallas Eviction Attorney
(469) 640-0350
We offer Free Consultations (Landlords Only) to all first time landlord callers!

What Happens When Your Tenant Appeals – Steps in the Justice of the Peace Court

Tenants have an “unrestricted” right to an appeal from a Justice of the Peace Court. This means your tenant may appeal without a reason and without justification. Even if your tenant has no case at all, your tenant may appeal!!

There are three methods for tenants to appeal. Each of the three methods involve different benefits for the tenant. However, depending on the type of appeal your tenant selects, the court will require your tenant to pay rent into the County Court’s registry. It is the landlord’s responsibility to understand when and how much rent the tenant is required to pay. It is also the landlord’s responsibility to file the correct pleadings with the County Court to demand relief from a tenant who is not paying rent as required.

When a tenant appeals from a Justice of the Peace court, the clerk will transfer the case to a Dallas County Court at Law in downtown Dallas. Dallas County has five County Court at Law courts. The County Clerk randomly assigns eviction appeals to all five of the County Courts at Law. Therefore, you have a 1 in 5 chance of getting any particular County Court Judge. Texas law does not permit you to request a specific Judge.

What Happens When Your Tenant Appeals – Steps in the County Court at Law

Dallas County Courts require attorney representation for all businesses or trusts named as the landlord.

When the court clerks transfer your eviction case to a Dallas County Court at Law, the clerks set your eviction for an entirely new trial. The County Court will act as though the Justice of the Peace trial never happened. Eviction “appeals” before Dallas County Courts at Law DO NOT involve a review of what the Justice of the Peace court did.

Your tenant DOES have the right to appeal the County Court at Law’s ruling. These appeals, however, do require a legal basis. Appeals from a Dallas County Court at Law go to the Fifth Court of Appeals in Dallas. This is one step below the Texas Supreme Court in Austin. Despite the fact tenants must have a legal basis to appeal, many tenants who file an appeal to the Court of Appeals do not have a legal basis. They seemingly file their appeals to delay the Constables from forcibly moving them out of the property. When this happens, you should be working with a Dallas eviction attorney who has experience with seeking dismissals before the Court of Appeals. If your tenant files an appeal brief, you should be working with a Dallas eviction attorney who has experience briefing before a Texas Court of Appeals.

Why You Should Use a Dallas Eviction Attorney As Opposed to Any Other Kind of Attorney

Any Dallas eviction attorney worth his salt will be familiar with the Justices of the Peace in your Precinct. Your Dallas eviction attorney should also be familiar with all five of the County Court at Law Judges. Working with a lawyer who is armed with this kind of knowledge and experience gives you a tremendous advantage. Such an attorney will know which Judges to avoid. More importantly, experienced Dallas eviction attorneys will understand your Judge’s individual preferences. For example, one Judge in the DFW area does not like 24 hour notices to vacate (even when the lease and Texas law permits 24 hour notices). Do you think a divorce attorney will know to send a 3 day notice to vacate if you get this Judge? Here’s a hint: Justices of the Peace do not handle divorce cases.

Call NOW to Schedule a Free Consultation (Landlords Only) with a Dallas Eviction Attorney
(469) 640-0350
We offer Free Consultations (Landlords Only) to all first time landlord callers!

Girling Law – Dallas Eviction Attorneys who Offer Landlords a One-Stop-Shop

Tenants have a wide variety of options to make their landlords’ lives unbearable. They can appeal an eviction to a Dallas County Court at Law, the Dallas Court of Appeals, and then the Texas Supreme Court. Your tenant can file bankruptcy. Your tenant can transfer the eviction trial to a federal court. They can file retaliation lawsuits. They can file housing discrimination cases with several different government agencies. Your tenant can put the eviction trial on hold by obtaining an abatement.

Girling Law’s Dallas Eviction Attorneys have seen all of these tricks. We know exactly what to do regardless of how your tenant chooses to misbehave!

Best of all, the Dallas eviction attorneys at Girling Law will handle your eviction from beginning to end. We will start the process by issuing a notice to vacate on our firm’s letterhead. We will see the process through to the point of abstracting your judgment assuming you prevail at trial*. Girling Law will even seek to collect on your judgment by attempting to garnish your tenant’s checking account.

Plano Landing Page

Are You Still Seeking More Information About Evictions in Dallas?

Order a FREE COPY of Dallas Eviction Attorney, L. Marc Girling’s book, Eviction Dismissed!
We’ll even pay for the postage!

Dallas Landlord Eviction Attorney

Marc Girling Quoted In CBS ‘Serial Squatters’ Article

If you live in North Texas, you may have already heard of the Schwabs. Heather and William Eric Schwab are currently facing numerous counts of “serial squatting” for playing homeowners to live in their homes without ever paying a dime. As a result of their scheme, victims have sought legal advice from Girling Law to help ensure the rights to their property and to avoid mistakes like this in the future. Learn what our Dallas real estate attorney did!

READ MORE…

QUESTIONS ABOUT Real Estate? ASK OUR TEXAS REAL ESTATE ATTORNEYS!

CUSTOMER TESTIMONIALS

We had a problem with a tenant that after giving the deposit and paying for the first month; he immediately got behind paying rent of the second month and was not complying with contract agreements for paying late fees, etc. At the beggining the problem seemed manageable, for what we did the minimal (send 3 day notice letter, call references, etc.) After being unsuccessful collecting the payment, we decided to take legal action and avoid further delays.

AC
5 Star Rated Attorney

How fortunate we were to find Mr. Marc Girling; even after following the regular legal procedures and winning the eviction case the tenant neglected court rulings and decided to stay without pay on the property. Marc helped us to quickly apply for the Grit of possession where we were finally able to take control back of the property (with minimal delay and physical damages or conflicts) during the eviction process Marc never hesitated to run the extra mile and he kept us very well informed of the case progression. I will definitely recommend and use Marc to help us with any legal real estate issues, he is knowledgeable, trustworthy and supportive.

AC
5 Star Rated Attorney

I was in a situation were I had to extract a non compliant tenant within my dwelling, I was at a crossroads as to how to evict this individual, I searched the Internet and found the Girling law offices, they were able to give me the guidance I needed, they handled my case with professionalism and courtesy, thanks Girling Law offices.

Wendell
5 Star Rated Attorney

I bought a foreclosed property from a county auction. As soon as I found out the people that are living there will do anything to hold down to this property, I made a smart decision of calling Girling Law Firm. Mr. Girling was very patient and worked really hard to get me my property back from the free loaders. I really appreciate Mr. Girling's efforts and his knowledge.

Aziz
5 Star Rated Attorney

I'm a first time investment property owner. Unfortunately I didn't get off to the best start. My first tenant's deposit and first months rent check bounced after they had already moved into the property. They were in the property without paying for months it was a very trying time. After one failed eviction attempt and several hundreds of dollars later I finally decided to hire an attorney. I made the smart decision to stop trying to do it all myself and hire an attorney to handle my eviction case.

Rona
5 Star Rated Attorney

I was fortunate enough to find Girling law. Mr. Girling and his team immediately turned things around. They were knowledgeable and attentive it turned out to be the best decision I could have made. They handled all correspondence with the tenant from the moment I first spoke with them until the tenant was out of my property successfully. They took all the stress of the situation away and quickly got my tenants out. It made a world of difference to me especially since I am an out of state owner.

Rona
5 Star Rated Attorney

They appeared in court multiple times without me having to be present all for a flat fee that didn't break the bank. Mr. Girling even recommended a great property manager to handle the property to make sure this problem didn't repeat again. I'm happy to say that I now have great paying tenants. The nightmare is over very much thanks to Girling law. If you ever run into a problem with your tenants I highly recommend calling Girling law immediately - don't wait!

Rona
5 Star Rated Attorney

I had a fantastic experience! Marc's knowledge of real estate law is amazing and his staff was courteous and did a great job keeping me informed about my case

Jason
5 Star Rated Attorney

Mr Girling did a super job on my eviction of a non paying tenant, even when they appealed, Mr Girling attacked the appeal, and got it thrown out and got the tenants REMOVED quickly! Mr Girling and his staff were amazing! Thanks To Girling Law!

Cheryl
5 Star Rated Attorney

QUICK INFO

In Texas, a landlord can start the process to evict a tenant for not paying rent the very day after rent is due. But to evict, a proper Notice to Vacate must be sent. As a Landlord, Girling law has the experience you need on your side to ensure the property is back in your possession ready to make money for you. Call us before mistakes are made that will keep a non-paying tenant in the property longer than necessary!

Courts do not always see the Landlord as the party suffering the harm in a situation where a renter is not paying rent. Girling Law sees it from your side as Landlord, that you have a mortgage to pay, bills to pay, and we fight to ensure the property is back in your hands as soon as the law allows.

Girling law can provide you with a lease that solves your problems. Purchase here: Rock Solid Lease
Girling Law can help you identify problems tenants with its background checks. Click here for more information!

Litigation is not always the best solution! Girling Law has years of experience in negotiating with tenants who are in difficult situations. We always work to ensure that the cheapest alternatives are available to you by identifying creative solutions to get the property profitable again. But if litigation does become the answer, Girling Law will fight tooth and nail to protect your rights as Landlord!

Recent Posts

  • Register of Deeds

What Does the Register of Deeds Do?

The register of deeds pertains to the centralized location where a record of real estate deeds, land titles, and other legal documents is maintained and to the local government official responsible for keeping and [...]

  • Dallas, Fort Worth Tenant-Landlord Lawyers

What Every Landlord in Texas Must Know

Landlord-tenant laws govern all aspects of renting a property detailing the duties and rights of landlords and tenants. Landlords in Texas know that staying on top of the landlord-tenant law is important to avoid landlord-tenant [...]

Locations

dallas forth worth landlord attorneys

North Richland Hills, TX

Phone: 972 662-8870
Address: 6340 Davis Blvd, Suite 100, North Richland Hills, TX 76180

Plano Landlord Attorneys

Plano, TX

Phone: 972-848-5742
Address: 6833 Coit Rd, Suite 107, Plano, TX 75024

Disclosures

By submitting your data to any form on this website or by providing your data to any Girling Law, PLLC employee, you consent to receive marketing text messages (e.g. follow up contacts, promos, cart reminders) from Girling Law, PLLC at the number you provide, including messages sent by autodialer.  Consent is not a condition of purchase.  Consent does not create an attorney-client relationship with Girling Law, PLLC or any attorneys employed by Girling Law, PLLC.  Message and data rates may apply.

CONTACT US

Main Form

* No statements on this page should be construed to be a guarantee of results. Texas law forbids attorneys from guaranteeing a specific outcome of any legal proceeding. Evictions in Texas are adversarial proceedings. There is no way to determine the outcome of an eviction trial.

Leonard Marc-Charles Girling, SBN 24074283, is the attorney responsible for the contents of this website.

Girling Law PLLC’s principal place of business is in North Richland Hills, TX. The content on this website is for informational purposes only. This site and the information contained within is not legal advice, nor is it intended to be. Contacting Girling Law, PLLC does not create an attorney-client relationship. Internet users should not act upon information contained on this site without first seeking advice from an attorney. Please refrain from sending any confidential information to Girling Law, PLLC until an attorney-client relationship is established.