Eviction Services
Evictions are lost on procedure far more often than on facts. A defective notice or a filing in the wrong court restarts the clock and adds weeks of unpaid occupancy. We handle the process precisely, and we start it early enough to matter.
Everything in Eviction Services
Notice, filing, and attorney coordination handled to the letter of Texas law — with re-leasing started the moment possession is recovered.
- Early identification of accounts heading toward eviction
- Written notice to vacate, drafted to the lease and Texas law
- Forcible detainer filing in the correct justice court precinct
- Coordination with a property attorney where required
- Complete documentation package — ledger, notices, lease, correspondence
- Hearing attendance coordination
- Writ of possession coordination and lock change
- Immediate make-ready and re-listing once possession is recovered
- No setup fee
- No hidden charges
- Cancel with notice, per your agreement
Procedure is the whole game
Texas Property Code §24.005 requires a written notice to vacate before a landlord may file a forcible detainer suit — three days by default, unless your lease specifies a different period. The suit is filed in the justice court for the precinct where the property sits. Get the notice period, the delivery method, or the venue wrong and the case is dismissed, with the tenant still in possession.
We keep the documentation assembled from the first missed payment forward: the ledger, every notice with proof of delivery, the lease, and the correspondence. That package is what makes a hearing short.
What SB 38 changed on 1 January 2026
Texas eviction procedure was rewritten this year. SB 38, passed in the 89th Legislative Session, prompted the Texas Supreme Court to revise Rule 510 of the Texas Rules of Civil Procedure, establishing a single framework for eviction suits filed on or after 1 January 2026.
Four changes matter to an owner. Notice to vacate can now be delivered electronically where the lease authorises it — which is only useful if your lease actually says so, and most older leases do not. Unauthorised-occupant and squatter cases get a summary-disposition track. A tenant appealing a judgment must pay rent into the court registry while the appeal runs. And justice-court hearings are restricted to possession only, so counterclaims move elsewhere.
The practical consequence is that lease language written before 2026 is leaving a tool on the table. We review the notice provisions on every lease we take over, and update them at renewal.
Speed is the cost you control
The controllable cost in an eviction is time. Every week between the first missed payment and the filing is a week of unpaid occupancy that no judgment realistically recovers.
So the process starts at the notice stage, not months in. Most delinquencies resolve there — but the ones that do not are already documented and ready to file rather than starting from zero.
What happens after possession
Recovering possession is not the end of the job. We coordinate the writ, change the locks, complete a documented condition assessment, get the make-ready underway, and have the property re-listed — because the second cost of an eviction is the vacancy that follows it.
Eviction coordination is included in monthly management. Court costs, service fees, and any attorney fees are pass-through at cost.
The Process
Notice to vacate
A written notice drafted to your lease and Texas law, delivered by a method that can be proved.
File in justice court
A forcible detainer suit filed in the correct precinct, with the full documentation package assembled.
Hearing
Attendance coordinated, evidence presented, and a property attorney engaged where the case calls for one.
Possession and re-lease
Writ coordination, lock change, condition assessment, make-ready, and the property back on the market.
Eviction Services Across the Austin Suburbs
We provide eviction services for rental owners across the suburbs north of Austin.
Eviction Services Questions
How much do eviction services cost?
Eviction coordination is included in the flat $100 monthly management fee. Court costs, service fees, and any attorney fees are passed through at cost with no markup.
How long does an eviction take in Texas?
It depends on the notice period in your lease, the justice court's docket, and whether the tenant contests or appeals. The part we control is the front end — starting the notice promptly and filing with complete documentation, so nothing gets sent back for a defect.
What notice is required before filing an eviction in Texas?
Texas Property Code §24.005 requires a written notice to vacate before a forcible detainer suit can be filed — three days by default, unless the written lease specifies a shorter or longer period. We draft to whichever applies to your lease.
Did Texas eviction law change in 2026?
Yes. SB 38 prompted a rewrite of Rule 510 of the Texas Rules of Civil Procedure, effective for suits filed on or after 1 January 2026. It permits electronic notice to vacate where the lease authorises it, adds a summary-disposition track for unauthorised occupants and squatters, requires a tenant to pay rent into the court registry during an appeal, and limits justice-court hearings to possession only. Leases written before 2026 generally do not authorise electronic notice, so we review and update that language at renewal.
Will I need to appear in court?
In most cases we coordinate the appearance and engage a property attorney where the case warrants one. We keep you informed at each stage rather than presenting the outcome afterward.
The Rest of the Job
Eviction Services is one part of managing a rental well. Here is everything else we handle.
Full-Service Property Management
One company handling marketing, screening, rent, maintenance, and compliance end to end — for a flat $100 a month, any rent, with no setup fee.
Learn moreTenant Screening & Placement
Marketing, showings, and a full credit, background, eviction, and income check — so the tenant who signs is the one who pays.
Learn moreRent Collection
Online tenant payments, late notices issued on schedule, and your disbursement by the 10th with an itemized statement.
Learn moreProperty Maintenance Services
Vetted local vendors, 24/7 emergency response, and an approval threshold you set — with every invoice documented in your portal.
Learn moreProperty Inspections
Move-in, mid-tenancy, and move-out inspections with timestamped photos — the evidence that settles a deposit dispute before it starts.
Learn moreLease Renewals
Early outreach, a rent recommendation grounded in live comparables, and the paperwork handled — because turnover costs far more than a renewal.
Learn moreReady to Hand This Over?
Get a free, no-obligation rental analysis. No setup fees, no pressure — just a straightforward conversation about your property.