Bill Text: TX HB3952 | 2023-2024 | 88th Legislature | Comm Sub


Bill Title: Relating to the jurisdiction of courts in cases of forcible entry and detainer and forcible detainer.

Spectrum: Partisan Bill (Republican 1-0)

Status: (Introduced - Dead) 2023-04-26 - Committee report sent to Calendars [HB3952 Detail]

Download: Texas-2023-HB3952-Comm_Sub.html
  88R11192 TSS-D
 
  By: Schofield H.B. No. 3952
 
 
 
A BILL TO BE ENTITLED
 
AN ACT
  relating to the jurisdiction of courts in cases of forcible entry
  and detainer and forcible detainer.
         BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS:
         SECTION 1.  Section 25.0003, Government Code, is amended by
  adding Subsection (g) to read as follows:
         (g)  A statutory county court has concurrent jurisdiction
  with a justice court in cases of forcible entry and detainer and
  forcible detainer.
         SECTION 2.  Section 27.031, Government Code, is amended by
  amending Subsection (a) and adding Subsection (b-1) to read as
  follows:
         (a)  In addition to the jurisdiction and powers provided by
  the constitution and other law, the justice court has original
  jurisdiction of:
               (1)  civil matters in which exclusive jurisdiction is
  not in the district or county court and in which the amount in
  controversy is not more than $20,000, exclusive of interest;
               [(2)  cases of forcible entry and detainer;] and
               (2) [(3)]  foreclosure of mortgages and enforcement of
  liens on personal property in cases in which the amount in
  controversy is otherwise within the justice court's jurisdiction.
         (b-1)  A justice court has concurrent jurisdiction with a
  statutory county court in cases of forcible entry and detainer and
  forcible detainer. 
         SECTION 3.  Section 24.004, Property Code, is amended by
  adding Subsection (a-1) and amending Subsection (b) to read as
  follows:
         (a-1)  Except as provided by Subsection (b), a statutory
  county court has concurrent jurisdiction with a justice court in
  forcible entry and detainer and forcible detainer suits.  A
  statutory county court has jurisdiction to issue a writ of
  possession under Sections 24.0054(a), (a-2), and (a-3). 
         (b)  A justice court or statutory county court does not have
  jurisdiction in a forcible entry and detainer or forcible detainer
  suit and shall dismiss the suit if the defendant files a sworn
  statement alleging the suit is based on a deed executed in violation
  of Chapter 21A, Business & Commerce Code.
         SECTION 4.  Section 24.0051(a), Property Code, is amended to
  read as follows:
         (a)  In a suit [filed in justice court] in which the landlord
  files a sworn statement seeking judgment against a tenant for
  possession of the premises and unpaid rent, personal service on the
  tenant or service on the tenant under Rule 742a, Texas Rules of
  Civil Procedure, is procedurally sufficient to support a default
  judgment for possession of the premises and unpaid rent.
         SECTION 5.  Section 24.00511(a), Property Code, is amended
  to read as follows:
         (a)  In a residential eviction suit for nonpayment of rent,
  the statutory county court or justice court in which the suit is
  filed shall state in the court's judgment the amount of the appeal
  bond, taking into consideration the money required to be paid into
  the court registry under Section 24.0053.
         SECTION 6.  Section 24.00512, Property Code, is amended to
  read as follows:
         Sec. 24.00512.  CONTEST OF CERTAIN APPEAL BONDS.  (a)  This
  section does not apply to an appeal bond issued by a corporate
  surety authorized by the Texas Department of Insurance to engage in
  business in this state.
         (b)  If a party appeals the judgment of a statutory county
  court or justice court in a residential eviction suit for
  nonpayment of rent by filing an appeal bond, the opposing party may
  contest the bond amount, form of the bond, or financial ability of a
  surety to pay the bond by filing a written notice with the [justice]
  court that rendered the judgment contesting the appeal bond on or
  before the fifth day after the date the appeal bond is filed and
  serving a copy on the other party.  After the notice is filed, the
  [justice] court shall notify the other party and the surety of the
  contest.
         (c)  Not later than the fifth day after the date the contest
  is filed, the statutory county court or justice court in which the
  notice under Subsection (b) is filed shall hold a hearing to hear
  evidence to determine whether to approve or disapprove the amount
  or form of the bond or the surety.
         (d)  If a party contests the amount or form of the bond, the
  contesting party has the burden to prove, by a preponderance of the
  evidence, that the amount or form of the bond, as applicable, is
  insufficient.  If a party contests the financial ability of a surety
  to pay the bond, the party filing the bond must prove, by a
  preponderance of the evidence, that the surety has sufficient
  nonexempt assets to pay the appeal bond.  If the [justice] court
  determines that the amount or form of the bond is insufficient or
  the surety does not have sufficient nonexempt assets to pay the
  appeal bond, the [justice] court must disapprove the bond.  If the
  surety fails to appear at the contest hearing, the failure to appear
  is prima facie evidence that the bond should be disapproved.
         (e)  Not later than the fifth day after the date the
  statutory county court or justice court, as applicable, disapproves
  an appeal bond, the party appealing may make a cash deposit, file a
  sworn statement of inability to pay with the [justice] court, or
  appeal the decision disapproving the appeal bond to the county
  court, if the decision is made by a justice court, or to the court of
  appeals, if the decision is made by a statutory county court.  If
  the party appealing fails to make a cash deposit, file a sworn
  statement of inability to pay, or appeal the decision disapproving
  the appeal bond, the judgment of the [justice] court that rendered
  the original judgment becomes final and a writ of possession and
  other processes to enforce the judgment must be issued on the
  payment of the required fee.
         (f)  If an appeal is filed with the county court under
  Subsection (e), the justice court shall transmit to the county
  court the contest to the appeal bond and all relevant documents.
  The county court shall docket the appeal, schedule a hearing to be
  held not later than the fifth day after the date the appeal is
  docketed, notify the parties and the surety of the hearing time and
  date, and hear the contest de novo.
         (f-1)  If an appeal is filed with the court of appeals under
  Subsection (e), the statutory county court shall transmit to the
  court of appeals the contest to the appeal bond and all relevant
  documents. The court of appeals shall docket the appeal, and if
  oral argument is requested, schedule a hearing as soon as
  practicable and notify the parties and the surety of any hearing
  set.
         (f-2)  The failure of a [the county] court to hold a timely
  hearing is not grounds for approval or denial of the appeal.  A writ
  of possession may not be issued before the court hearing the appeal
  [county court] issues a final decision on the appeal bond.
         (g)  After the contest is heard by the [county] court in
  which an appeal is filed, the [county] clerk of the court shall
  transmit the transcript and records of the case to the [justice]
  court that rendered the original judgment in the case.  If the
  [county] court hearing the appeal disapproves the appeal bond, the
  party may, not later than the fifth day after the date the court
  disapproves the appeal bond, perfect the appeal of the judgment on
  the eviction suit by making a cash deposit in the [justice] court
  that rendered the original judgment in the case in an amount
  determined by the [county] court hearing the appeal or by filing a
  sworn statement of inability to pay with the [justice] court that
  rendered the original judgment in the case pursuant to the Texas
  Rules of Civil Procedure.  If the tenant is the appealing party and
  a cash deposit in the required amount is not timely made or a sworn
  statement of inability to pay is not timely filed, the judgment of
  the [justice] court that rendered the original judgment becomes
  final and a writ of possession and other processes to enforce the
  judgment must be issued on the payment of the required fee.  If the
  landlord is the appealing party and a cash deposit is not timely
  made or a sworn statement of inability to pay is not timely filed,
  the judgment of the [justice] court that rendered the original
  judgment becomes final.  If the appeal bond is approved by the
  [county] court hearing the appeal, the court shall transmit the
  transcript and other records of the case to the [justice] court that
  rendered the original judgment, and that [the justice] court shall
  proceed as if the appeal bond was originally approved.
         SECTION 7.  Section 24.0052, Property Code, is amended to
  read as follows:
         Sec. 24.0052.  TENANT APPEAL ON PAUPER'S AFFIDAVIT.  (a)  If
  a tenant in a residential eviction suit is unable to pay the costs
  of appeal or file an appeal bond as required by the Texas Rules of
  Civil Procedure, the tenant may appeal the judgment of the
  [justice] court that rendered the original judgment by filing with
  that [the justice] court, not later than the fifth day after the
  date the judgment is signed, a pauper's affidavit sworn before the
  clerk of the [justice] court or a notary public that states that the
  tenant is unable to pay the costs of appeal or file an appeal bond.  
  The affidavit must contain the following information:
               (1)  the tenant's identity;
               (2)  the nature and amount of the tenant's employment
  income;
               (3)  the income of the tenant's spouse, if applicable
  and available to the tenant;
               (4)  the nature and amount of any governmental
  entitlement income of the tenant;
               (5)  all other income of the tenant;
               (6)  the amount of available cash and funds available
  in savings or checking accounts of the tenant;
               (7)  real and personal property owned by the tenant,
  other than household furnishings, clothes, tools of a trade, or
  personal effects;
               (8)  the tenant's debts and monthly expenses; and
               (9)  the number and age of the tenant's dependents and
  where those dependents reside.
         (b)  A statutory county court or [The] justice court shall
  make available an affidavit form that a person may use to comply
  with the requirements of Subsection (a).
         (c)  The [justice] court in which a pauper's affidavit is
  filed under this section shall promptly notify the landlord that
  [if] a pauper's affidavit has been [is] filed by the tenant.
         (d)  A landlord may contest a pauper's affidavit on or before
  the fifth day after the date the affidavit is filed.  If the
  landlord contests the affidavit, the [justice] court in which the
  affidavit was filed shall notify the parties and hold a hearing to
  determine whether the tenant is unable to pay the costs of appeal or
  file an appeal bond.  The hearing shall be held not later than the
  fifth day after the date the landlord notifies the court clerk of
  the landlord's contest.  At the hearing, the tenant has the burden
  to prove by competent evidence, including documents or credible
  testimony of the tenant or others, that the tenant is unable to pay
  the costs of appeal or file an appeal bond.
         (e)  If the [justice] court approves the pauper's affidavit
  of a tenant filed under this section, the tenant is not required to
  pay the [county court] filing fee in the court in which the appeal
  is filed or file an additional affidavit in the appellate [county]
  court under Subsection (a).
         SECTION 8.  Section 24.00521, Property Code, is amended to
  read as follows:
         Sec. 24.00521.  CONTEST OF CERTAIN APPEAL BONDS [IN COUNTY
  COURT].  (a)  A contest under Section 24.00512 filed in a justice
  court does not preclude a party from contesting the appeal bond in
  the county court after the county court has jurisdiction over the
  eviction suit.
         (b)  A contest under Section 24.00512 filed in a statutory
  county court does not preclude a party from contesting the appeal
  bond in the court of appeals after the court of appeals has
  jurisdiction over the appeal of an eviction suit.
         (c)  After the county court has jurisdiction over the appeal
  of an eviction suit or a court of appeals has jurisdiction over the
  appeal of an eviction suit, the county court or court of appeals, as
  applicable, may modify the amount or form of the bond and determine
  the sufficiency of the surety.
         SECTION 9.  Sections 24.0053(a), (a-1), (a-2), (a-3), (b),
  (c), (d), and (e), Property Code, are amended to read as follows:
         (a)  If a statutory county court or [the] justice court, as
  applicable, enters judgment for the landlord in a residential
  eviction case based on nonpayment of rent, the court shall
  determine the amount of rent to be paid each rental pay period
  during the pendency of any appeal and shall note that amount in the
  judgment.  If a portion of the rent is payable by a government
  agency, the court shall determine and note in the judgment the
  portion of the rent to be paid by the government agency and the
  portion to be paid by the tenant.  The court's determination shall
  be in accordance with the terms of the rental agreement and
  applicable laws and regulations.  This subsection does not require
  or prohibit payment of rent into the court registry or directly to
  the landlord during the pendency of an appeal of an eviction case
  based on grounds other than nonpayment of rent.
         (a-1)  In an eviction suit for nonpayment of rent, if a
  tenant files a pauper's affidavit in the period prescribed by
  Section 24.0052 or an appeal bond pursuant to the Texas Rules of
  Civil Procedure, the [justice] court in which the affidavit or bond
  is filed shall provide to the tenant a written notice at the time
  the pauper's affidavit or [appeal] bond is filed that contains the
  following information in bold or conspicuous type:
               (1)  the amount of the initial deposit of rent stated in
  the judgment that the tenant must pay into the [justice] court
  registry;
               (2)  whether the initial deposit must be paid in cash,
  cashier's check, or money order, and to whom the cashier's check or
  money order, if applicable, must be made payable;
               (3)  the calendar date by which the initial deposit
  must be paid into the [justice] court registry;
               (4)  for a court that closes before 5 p.m. on the date
  specified by Subdivision (3), the time the court closes; and
               (5)  a statement that failure to pay the required
  amount into the [justice] court registry by the date prescribed by
  Subdivision (3) may result in the court issuing a writ of possession
  without a hearing.
         (a-2)  The date by which an initial deposit must be paid into
  the [justice] court registry under Subsection (a-1)(3) must be
  within five days of the date the tenant files the pauper's affidavit
  as required by the Texas Rules of Civil Procedure.
         (a-3)  If a tenant files an appeal bond to appeal an eviction
  for nonpayment of rent, the tenant must, not later than the fifth
  day after the date the tenant filed the appeal bond, pay into the
  [justice] court registry the amount of rent to be paid in one rental
  pay period as determined by the court under Subsection (a).  If the
  tenant fails to timely pay that amount into the [justice] court
  registry and the transcript has not yet been transmitted to the
  [county] court in which the appeal is filed, the plaintiff may
  request a writ of possession.  On request and payment of the
  applicable fee, the [justice] court that rendered the original
  judgment shall issue the writ of possession immediately and without
  a hearing.  Regardless of whether a writ of possession is issued:
               (1)  a [, the] justice court shall transmit the
  transcript and appeal documents to the county court for trial de
  novo on issues relating to possession, rent, or attorney's fees; or
               (2)  a statutory county court shall transmit the
  transcript and appeal documents to the court of appeals for an
  appeal conducted in the same manner as the appeal of any other order
  or other action of the court.
         (b)  If an eviction case is based on nonpayment of rent and
  the tenant appeals by filing a pauper's affidavit, the tenant shall
  pay the rent, as it becomes due, into the [justice] court [or the
  county court] registry[, as applicable,] during the pendency of the
  appeal, in accordance with the Texas Rules of Civil Procedure and
  Subsection (a).  If a government agency is responsible for all or a
  portion of the rent under an agreement with the landlord, the tenant
  shall pay only that portion of the rent determined by the [justice]
  court under Subsection (a) to be paid by the tenant during appeal,
  subject to either party's right to contest that determination under
  Subsection (c).
         (c)  If an eviction case is based on nonpayment of rent and
  the tenant's rent during the rental agreement term has been paid
  wholly or partly by a government agency, either party may contest
  the portion of the rent that the [justice] court determines must be
  paid into the [county] court registry by the tenant under this
  section.  The contest must be filed on or before the fifth day after
  the date the judge or justice, as applicable, signs the judgment.  
  If a contest is filed, not later than the fifth day after the date
  the contest is filed the [justice] court shall notify the parties
  and hold a hearing to determine the amount owed by the tenant in
  accordance with the terms of the rental agreement and applicable
  laws and regulations.  After hearing the evidence, the [justice]
  court shall determine the portion of the rent that must be paid by
  the tenant under this section.
         (d)  If the tenant objects to a [the] justice court's ruling
  under Subsection (c) on the portion of the rent to be paid by the
  tenant during appeal, the tenant shall be required to pay only the
  portion claimed by the tenant to be owed by the tenant until the
  issue is tried de novo along with the case on the merits in county
  court. If the tenant objects to a statutory county court's ruling
  under Subsection (c) on the portion of the rent to be paid by the
  tenant during appeal, the tenant shall be required to pay only the
  portion claimed by the tenant to be owed by the tenant until the
  appeal is final. During the pendency of an [the] appeal taken from
  a justice court, either party may file a motion with the county
  court to reconsider the amount of the rent that must be paid by the
  tenant into the registry of the court.
         (e)  If either party files a contest under Subsection (c) and
  the tenant files a pauper's affidavit that is contested by the
  landlord under Section 24.0052(d), the [justice] court shall hold
  the hearing on both contests at the same time.
         SECTION 10.  Sections 24.0054(a), (a-2), (a-3), (a-4), (b),
  (c), (e), and (f), Property Code, are amended to read as follows:
         (a)  During an appeal of an eviction case for nonpayment of
  rent, the [justice] court that rendered the original judgment, on
  request, shall immediately issue a writ of possession, without
  hearing, if:
               (1)  a tenant fails to pay the initial rent deposit into
  the [justice] court registry within five days of the date the tenant
  filed a pauper's affidavit as required by Rule 749b(1), Texas Rules
  of Civil Procedure, and Section 24.0053;
               (2)  the [justice] court has provided the written
  notice required by Section 24.0053(a-1); and
               (3)  the [justice] court has not yet forwarded the
  transcript and original papers to the [county] court in which the
  appeal is filed as provided by Subsection (a-2).
         (a-2)  The [justice] court that rendered the original
  judgment shall forward the transcript and original papers in an
  appeal [of an eviction case] to the [county] court hearing the
  appeal but may not forward the transcript and original papers
  before the sixth day after the date the tenant files a pauper's
  affidavit, except that, if the court confirms that the tenant has
  timely paid the initial deposit of rent into the [justice] court
  registry in accordance with Section 24.0053, the court may forward
  the transcript and original papers immediately.  If the tenant has
  not timely paid the initial deposit into the [justice] court
  registry, the [justice] court, on request, shall issue a writ of
  possession notwithstanding the fact that the tenant has perfected
  an appeal by filing a pauper's affidavit that has been approved by
  the court.  If the court that rendered the original judgment is a
  justice court, the [The] justice court shall forward the transcript
  and original papers in the case to the county court for trial de
  novo, notwithstanding the fact that a writ of possession under this
  section has already been issued. If the court that rendered the
  original judgment is a statutory county court, the county court
  shall forward the transcript and original papers in the case to the
  court of appeals, notwithstanding the fact that a writ of
  possession under this section has already been issued.
         (a-3)  Notwithstanding Subsections (a) and (a-2), the
  [justice] court that rendered the original judgment may not issue a
  writ of possession if the tenant has timely deposited the tenant's
  portion of the rent claimed by the tenant under Section 24.0053(d).
         (a-4)  During an appeal of an eviction case for nonpayment of
  rent, if a tenant fails to pay rent into the [justice] court [or
  county court] registry as the rent becomes due under the rental
  agreement in accordance with the Texas Rules of Civil Procedure and
  Section 24.0053, the landlord may file with the [county] court
  hearing the appeal a sworn motion that the tenant failed to pay rent
  as required.  The landlord shall notify the tenant of the motion and
  the hearing date.
         (b)  If the [county] court hearing the appeal finds that the
  tenant has not complied with the payment requirements of the Texas
  Rules of Civil Procedure and Section 24.0053, the [county] court
  shall immediately issue a writ of possession unless on or before the
  day of the hearing the tenant pays into the court registry:
               (1)  all rent not paid in accordance with the Texas
  Rules of Civil Procedure and Section 24.0053; and
               (2)  the landlord's reasonable attorney's fees, if any,
  in filing the motion.
         (c)  If the court finds that a tenant has failed to timely pay
  the rent into the court registry on more than one occasion:
               (1)  the tenant is not entitled to stay the issuance of
  the writ by paying the rent and the landlord's reasonable attorney's
  fees, if any; and
               (2)  the [county] court hearing the appeal shall
  immediately issue a writ of possession.
         (e)  In a motion or hearing under Subsection (a-4), or in a
  motion to dismiss an appeal of an eviction case [in county court],
  other than a motion to dismiss an appeal filed in a court of
  appeals, the parties may represent themselves or be represented by
  their authorized agents, who need not be attorneys.
         (f)  During the appeal of an eviction case, if a government
  agency is responsible for payment of a portion of the rent and does
  not pay that portion to the landlord or into the [justice] court [or
  county court] registry, the landlord may file a motion with the
  [county] court hearing the appeal requesting that the tenant be
  required to pay into the [county] court registry, as a condition of
  remaining in possession, the full amount of each rental period's
  rent, as it becomes due under the rental agreement.  After notice
  and hearing, the court shall grant the motion if the landlord proves
  by credible evidence that:
               (1)  a portion of the rent is owed by a government
  agency;
               (2)  the portion of the rent owed by the government
  agency is unpaid;
               (3)  the landlord did not cause wholly or partly the
  agency to cease making the payments;
               (4)  the landlord did not cause wholly or partly the
  agency to pay the wrong amount; and
               (5)  the landlord is not able to take reasonable action
  that will cause the agency to resume making the payments of its
  portion of the total rent due under the rental agreement.
         SECTION 11.  Section 24.0062(i), Property Code, is amended
  to read as follows:
         (i)  Before the sale of the property by the warehouseman, the
  tenant may file suit in the [justice] court in which the eviction
  judgment was rendered, or in another court of competent
  jurisdiction in the county in which the rental premises are
  located, to recover the property described by Subsection (e) on the
  ground that the landlord failed to return the property after timely
  demand and payment by the tenant, as provided by this section.  
  Before sale, the tenant may also file suit to recover all property
  moved or stored by the warehouseman on the ground that the amount of
  the warehouseman's moving or storage charges is not reasonable.  
  All proceedings under this subsection have precedence over other
  matters on the court's docket.  The [justice] court that issued the
  writ of possession has jurisdiction under this section regardless
  of the amount in controversy.
         SECTION 12.  Section 24.007, Property Code, is amended to
  read as follows:
         Sec. 24.007.  APPEAL.  (a)  A final judgment of a county
  court in an eviction suit originally filed in a justice court may
  not be appealed on the issue of possession unless the premises in
  question are being used for residential purposes only.  A judgment
  of a county court in an eviction case originally filed in a justice
  court may not under any circumstances be stayed pending appeal
  unless, within 10 days of the signing of the judgment, the appellant
  files a supersedeas bond in an amount set by the county court.  In
  setting the supersedeas bond the county court shall provide
  protection for the appellee to the same extent as in any other
  appeal, taking into consideration the value of rents likely to
  accrue during appeal, damages which may occur as a result of the
  stay during appeal, and other damages or amounts as the court may
  deem appropriate.
         (b)  A final judgment of a court of appeals in an eviction
  suit originally filed in a statutory county court may not be further
  appealed on the issue of possession unless the premises in question
  are being used for residential purposes only.  A judgment of a court
  of appeals in an appeal taken from an eviction case originally filed
  in a statutory county court may not under any circumstances be
  stayed pending appeal unless, within 10 days of the signing of the
  judgment, the appellant files a supersedeas bond in an amount set by
  the court of appeals.  In setting the supersedeas bond the court of
  appeals shall provide protection for the appellee to the same
  extent as in any other appeal, taking into consideration the value
  of rents likely to accrue during appeal, damages which may occur as
  a result of the stay during appeal, and other damages or amounts as
  the court may deem appropriate.
         SECTION 13.  Section 24.011(a), Property Code, is amended to
  read as follows:
         (a)  In eviction suits in a statutory county court or justice
  court for nonpayment of rent or holding over beyond a rental term,
  the parties may represent themselves or be represented by their
  authorized agents, who need not be attorneys.  In any eviction suit
  in a statutory county court or justice court, an authorized agent
  requesting or obtaining a default judgment need not be an attorney.
         SECTION 14.  Section 501.0521(a), Transportation Code, is
  amended to read as follows:
         (a)  A justice of the peace or municipal court judge may not
  issue an order related to a title except as provided by Chapter 47,
  Code of Criminal Procedure, or Section 27.031(a)(2) 
  [27.031(a)(3)], Government Code.
         SECTION 15.  The changes in law made by this Act apply only
  to a forcible entry and detainer or a forcible detainer suit filed
  on or after the effective date of this Act.  A suit filed before the
  effective date of this Act is governed by the law in effect on the
  date the suit was filed, and the former law is continued in effect
  for that purpose.
         SECTION 16.  This Act takes effect September 1, 2023.
feedback