At DFW Rent Houses, our goal is always to place qualified tenants who pay on time, respect the property, and follow the lease terms. But despite thorough tenant screening standards and clear lease enforcement practices, there are rare occasions when an eviction becomes necessary. When that happens, we’re here to protect your investment and guide you through the process with professionalism and legal precision.
Our eviction process is designed to comply with Texas property law while minimizing risk, stress, and financial impact for property owners in Arlington, TX and the surrounding areas.
When Is Eviction Necessary?
Eviction is typically the last resort, but it may become necessary when a tenant:
- Consistently fails to pay rent
- Repeatedly violates the lease agreement
- Causes significant damage to the property
- Engages in illegal activity on the premises
- Refuses to vacate after proper notice
We exhaust all reasonable alternatives—such as communication, reminders, and payment plans—before recommending an eviction.
Our Step-by-Step Eviction Process
We handle every eviction case in strict compliance with Texas law. Here’s how we manage the process from start to finish.
Step 1 – Lease Violation Identified
Whether it’s non-payment, property misuse, or other breach of the lease, we first identify and document the issue. In many cases, we attempt to resolve the issue informally by contacting the tenant and discussing possible solutions.
We maintain a detailed record of all communication and activity in the tenant’s file, including missed rent notices, emails, phone calls, and maintenance-related incidents.
Step 2 – Notice to Vacate Issued
If the issue remains unresolved, we move to the formal Notice to Vacate stage. This is the legal notice required before filing for eviction. In Texas, the notice period is typically 3 days, unless otherwise stated in the lease.
The notice includes:
- Reason for termination (non-payment, lease violation, etc.)
- Date by which the tenant must vacate or correct the violation
- Statement of our intent to file for eviction if the issue is not resolved
This notice is delivered in accordance with Texas law—usually by posting on the door, hand-delivery, or certified mail.
Step 3 – Filing the Eviction Lawsuit
If the tenant fails to vacate or resolve the issue within the notice period, we move forward with filing an eviction suit (Forcible Entry and Detainer) in the local Justice of the Peace court.
We coordinate with a local eviction attorney to file the case, gather all necessary documents, and prepare for court. These may include:
- The lease agreement
- Payment history
- Communications with the tenant
- Copies of the Notice to Vacate
Our property management team represents you throughout the process and keeps you informed at each stage.
Step 4 – Court Hearing and Judgment
The court typically schedules a hearing within 10–21 days of the filing. Our representative or attorney attends on your behalf and presents the case to the judge.
If the judge rules in your favor, the court will issue a Judgment for Possession, giving the tenant a few days (usually 5) to vacate voluntarily.
Step 5 – Writ of Possession and Lockout
If the tenant still refuses to leave after the judgment, we request a Writ of Possession from the court. This authorizes the local constable to physically remove the tenant and return possession of the property to us.
We coordinate with the constable and a locksmith to perform the lockout, secure the property, and document the condition of the home.
After possession is regained, we begin assessing the condition of the property, performing necessary repairs, and preparing it for re-rental as quickly as possible.
Owner Communication and Cost Transparency
Throughout the eviction process, we keep you informed with:
- Real-time updates through your owner portal
- Email and phone communication on court outcomes and next steps
- Copies of legal documents for your records
We also provide a breakdown of any associated eviction costs, such as:
- Attorney and filing fees
- Court costs
- Locksmith services
- Clean-out or damage repair (if applicable)
Our goal is to handle the process efficiently and legally, so you can move forward with minimal disruption to your rental income.
Preventing Future Evictions
While evictions are rare, we’re committed to minimizing their likelihood through:
- Rigorous tenant screening
- Clear lease terms and upfront communication
- Prompt enforcement of rent and behavior policies
- Incentives for good tenant behavior and timely renewals
Most of the tenants we place follow the lease, pay reliably, and stay long term. But when things go wrong, you can trust us to take swift and lawful action.
Partner With a Team That Protects You
Evictions are never ideal, but sometimes they’re necessary to protect your property, finances, and peace of mind. At DFW Rent Houses, we handle the legal complexities for you—while acting quickly to return your property to income-producing status.
If you have concerns about a current tenant, or simply want to understand more about how we handle lease violations and removals, contact our team or send a message through your owner portal. We’re here to make sure your property is well-managed at every stage—even the tough ones.
