The DFWEP Nonpayment
Eviction Process
Every stage where we touch your case, from intake through possession restored.
Steps outside our scope are shown as handoff points so you know exactly where our work ends and yours, the court's, or an attorney's begins.
Case Intake & File Build
Client submits tenant, lease, and ledger data. We audit the ledger, confirm jurisdiction, and prepare the appropriate Notice to Vacate.
Prepare & Serve Notice to Vacate
3-day Notice to Vacate (or per lease terms). Served per Tex. Prop. Code § 24.005 with proof-of-service affidavit retained for court.
Tenant Cured or Vacated During Notice Period?
Resolved Pre-Filing
Case closed. DFWEP issues final report and closes file. No court filing needed.
File Petition for Forcible Detainer
Sworn petition, SCRA affidavit, and supporting exhibits filed in the correct JP precinct via eFileTexas.
Constable Serves Citation
Personal service attempted per TRCP 510.4. Alternative service (posting) only if diligence is documented and approved.
Hearing Preparation
Evidence binder assembled: certified ledger, lease and amendments, notice proof-of-service, tenant correspondence. Case materials finalized for hearing.
JP Court Hearing
DFWEP appears on your behalf as authorized agent under § 24.011. Clients are welcome to attend but are not required in most cases. Judgment typically same-day.
Judgment Rendered
Default Judgment for Landlord
Tenant did not appear. Possession and monetary judgment awarded.
Judgment for Landlord (Contested)
Possession and any monetary award granted after contested hearing.
Take-Nothing or Dismissal
Court rules for tenant or dismisses. DFWEP delivers post-trial briefing; refile strategy if appropriate.
5-Day Appeal Window
Tenant may perfect an appeal to County Court at Law within 5 days. If appealed, the case leaves DFWEP’s scope — attorney representation is required. Referral to Jack O’Boyle & Associates available; client engages the firm directly.
Tenant Vacated Voluntarily After Judgment?
Possession Restored
No writ needed. Case complete.
File Writ of Possession
Writ application filed after the 5-day appeal window closes. Filing fee and constable service fee paid to court.
Constable Posts 24-Hour Writ Notice
Constable posts notice on the exterior of the premises. Tenant has at least 24 hours to vacate before execution.
Writ Execution Day
Constable supervises but does not move belongings or change locks. Client must provide: (1) moving crew, (2) licensed locksmith, (3) supplies. Constable will not proceed without crew on-site.
We Are Not a Law Firm
Tex. Prop. Code § 24.011 and TRCP 500.4 permit authorized agents to represent landlords in JP eviction hearings. DFW Eviction Pros, LLC does not provide legal advice.
No Self-Help Eviction
Changing locks, removing belongings, or shutting off utilities without a valid court order is illegal under Texas law and exposes you to significant civil liability.
Timelines Vary by County
Hearing schedules and constable availability vary across Dallas, Tarrant, Collin, and Denton counties. We know each precinct’s requirements.
Ready to Start Your Eviction?
Submit your case details and we will review your situation promptly.
DFW Eviction Pros, LLC is not a law firm and does not provide legal advice. We represent landlords as authorized agents in Justice of the Peace court eviction proceedings under Texas Property Code § 24.011 and Tex. R. Civ. P. 500.4.