End-to-End Eviction Services

Our Services

Filings drafted against the Texas Property Code. Deadlines tracked against the statutory calendar. From the initial notice through writ execution, we manage the complete JP-court eviction process so nothing falls through the cracks on your end.

Court Filing & Appearances Writ of Possession Squatter Eviction

Step 1

Court Filing & Appearances

We file, appear, and present your case — in most cases, you will not need to appear

After the notice period expires without the tenant vacating, we file the eviction petition (Petition for Eviction) with the appropriate Justice of the Peace court in the correct precinct for your property's location. Texas Property Code § 24.011 permits authorized agents to represent landlords in Justice of the Peace court eviction proceedings. In most cases, you will not need to appear.

Petition for Eviction filed in the correct JP precinct

Service of citation coordinated with constable

Authorized agent representation at the JP court hearing under Tex. R. Civ. P. 500.4

Post-judgment documentation and default judgment handling

If the tenant appeals, we coordinate the transfer of your case file to a licensed attorney (additional fees apply)

Compliance Note

We operate as authorized agents in all Justice of the Peace precincts across Dallas, Tarrant, Collin, and Denton counties. Each precinct has unique filing requirements — our templates and procedures are built around them.

Add-On

Writ of Possession

Post-judgment writ filing and constable coordination ($349 add-on)

After a judgment for possession is entered, if the tenant does not vacate within the statutory period, the landlord may request a Writ of Possession. The constable posts a 24-hour notice on the door, then returns on the scheduled date to supervise the move-out. Important: the constable supervises — they do not move belongings or change locks. The landlord is responsible for: (1) a moving crew or hired movers to move the tenant's belongings to the property line, (2) a licensed locksmith to re-key all exterior locks, and (3) any necessary supplies such as trash bags, boxes, or PPE. We coordinate the scheduling and logistics with the constable's office.

Writ of Possession application filed with the court

Constable scheduling and coordination

Compliance with all statutory waiting periods (Tex. Prop. Code § 24.0061)

Documentation of writ execution

Guidance on handling tenant property left behind per Texas law

Compliance Note

Texas Property Code § 24.0061 governs writ execution. The constable supervises while the landlord's moving crew places belongings at the property line and the landlord's locksmith re-keys the locks. The landlord is also responsible for any supplies required (trash bags, boxes, PPE, etc.). Landlords cannot change locks or remove belongings without a valid writ — doing so creates significant legal liability.

Specialized

Squatter Eviction

Unauthorized occupants with no lease agreement — including SB1333 expedited removal

Squatter cases — individuals occupying property without any lease, permission, or legal right — require a different approach than standard tenant evictions. Texas law still requires proper notice and a court order before removal, but Senate Bill 1333 (effective September 2023) created an expedited pathway that can significantly compress the timeline for qualifying cases. Under SB1333, if the property owner can demonstrate that the occupant entered unlawfully, has no lease, and has no legal right to be on the property, the constable can initiate an investigation and — if the investigation confirms unlawful entry — contact the landlord directly to schedule writ execution immediately, bypassing the standard post-judgment waiting period. This can save weeks compared to the traditional eviction track.

Case assessment and SB1333 eligibility determination

Proof of ownership documentation preparation (deed, tax records, title)

Precinct-specific affidavit preparation — each constable precinct requires its own form

Constable investigation coordination and follow-up

Standard eviction filing as parallel or fallback track if SB1333 investigation does not result in immediate removal

Authorized agent representation through writ coordination

Compliance Note

SB1333 applies only to unlawful entry cases — occupants who entered without permission, have no lease (written or verbal), and have no legal right to be on the property. It does not apply to tenants with expired leases or holdover situations. Self-help eviction (changing locks, removing belongings, shutting off utilities) without a court order remains illegal regardless of occupant status.

SB1333 Expedited Removal

Texas Senate Bill 1333 enables property owners to bypass the standard eviction timeline for confirmed squatter cases. We prepare the required proof of ownership and the constable-precinct-specific affidavit, initiate the constable investigation, and coordinate immediate writ scheduling if the investigation confirms unlawful entry.

Proof of ownership (deed, title, or tax records)

Precinct-specific affidavit (varies by constable office)

Constable investigation coordination

Immediate writ scheduling upon confirmed unlawful entry

Not Sure Which Service You Need?

Submit a free case review and we'll assess your situation and recommend the appropriate service package.

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. Appeals and matters outside JP court jurisdiction require licensed attorney representation.