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Eviction Protection For Your Rental Investment

We shield you from the stress of the eviction process

North Texas Evictions

OmniKey Realty offers an eviction cost coverage plan on all single and multi-family managed properties. The cost of this plan is outlined below. This is a great way to avoid incurring the fees associated with a routine eviction or our time to file evictions that are later paid and canceled before ever going to court, including on consistently late-paying tenants. If you opt into this plan, you receive:

  • Unlimited Forcible Entry and Detainer Suits (eviction) filings in a Justice of the Peace court for non-payment of rent including all court/filing costs. This also includes all staff and company time to file and subsequently attend JP court cases, no matter how many visits it takes.

NOTE: The cost to file and attend eviction with court costs with recent court increases is often $250 or more for a dual-occupancy rental. The cost can be $90-$100 more for EACH additional tenant on a lease having to be served. If landlord enrolls in this plan, OmniKey Realty reserves the right to bill tenant any costs incurred for eviction filings against them. Any costs recovered are 100% payable to OmniKey.


  • In the event that a tenant appeals any Forcible Entry and Detainer Suit, any costs, time, and/or associated attorney’s fees are the responsibility of the owner to pay.
  • For any tenant not placed by OmniKey Realty, client must be enrolled in policy for six months before that tenant is covered.
  • This plan does not cover other items such as lost rent, damages to property, etc.

The cost for our Eviction Cost Coverage Plan is as follows:

  • $15 per unit per month in a single family, duplex, triplex, or fourplex
  • $10 per unit per month in a 5+ unit multi-family building or buildings

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Eviction Process

No landlord wants to spend their week in court handling an eviction when they’ve got other things to do. Any landlord familiar with the process remembers the step-by-step process laid out in the steps below. So let OmniKey Realty’s experts handle that uncomfortable process for you. We’ll handle everything from the first notice to the final judgment, and all the steps in between.

5 Steps to the Eviction Process

Eviction is one of the most particular processes that property owners and landlords have to abide by. If done incorrectly, it can lead to unleased property, a loss in earnings, embarrassing situations for new tenants and at worst- lawsuits or dangerous situations. Understanding the specifics of eviction can help new and veteran landlords, and the process can generally be broken down into 5 steps

Step 1: Providing Notice

Proper notice must be given to the tenant in the time frame that is listed on their lease. Typically, this is a 24-hour or 72-hour process, but specific leases will lay out the correct timeline for each situation. Proper notice means that the eviction documents must be provided in one of two ways:

  • Placed inside the home
  • Placed outside the home & also mailed to the tenant through certified mail
  • In both cases, the notice should be labeled IMPORTANT DOCUMENT, to prove urgency to the tenant.

    Step 2: Filing for Eviction

    The landlord should file an eviction petition in the precinct and city where the home is located. Make sure to file the petition the day after the notice expires. Early filing can lead to a dismissal of the eviction process

    Step 3: Justice of the Peace Court Hearing

    This typically will occur about two weeks after the eviction notice expires but can be shorter or longer depending on how busy courts are at the time. Landlords should be sure to bring the following documents to court:

    • The tenant's lease
    • The eviction notice
    • Proof of delivery of the eviction notice
    • Any other important documents (e.g. non-renewal policy for non-renewal evictions, photos that might support your case, etc.)

    It is recommended that landlords keep their language short and simple when addressing the judge. Stick strictly to facts and don’t overshare regarding each individual case.

    Step 4: Judgement Process

    At this point, the tenant will be given a 5–6-day deadline to move out. Depending on the outcome, the eviction process will branch in one of three different ways

    A) Evicted tenant moves out

    If the tenant leaves peacefully within 5-6 days, make sure to check the property fully, ensuring all people and personal belongings have been removed from the property. If so, the landlord can file an abandonment notice to reacquire the property legally

    B) Evicted tenant doesn’t move out

    If the tenant doesn’t leave or file an appeal within 5-6 days, the landlord should contact the constable about a writ of possession. That writ of possession will typically be served 1-2 weeks later. The constable will issue a red tag notice to the tenant one day before the writ is served. If the process gets to this point, the landlord should be sure to bring a locksmith and movers to the property. It’s recommended you bring 2 movers per room of the property, as the writ only allows you two hours for the eviction process. After those two hours, you are charged for the amount of time that you stay at the property

    C) Evicted tenant files an appeal

    If the tenant chooses to appeal the judgement, the case will be presented to a county court. This is usually 1-2 weeks later. The landlord should expect to bring the same documents as before to court, and provide the same information. It’s important to make sure that this information lines up precisely with what was presented before. After the appeal, the tenant once again has 5 days to file a superseding appeal or face eviction.

    Step 5: The Re-listing Period

    It is important not to re-list the property or make arrangements for the property until it’s confirmed that the previous tenants have been evicted. A landlord never knows the state someone may be in after being evicted, and this can avoid dangerous or embarrassing situations from taking place when new tenants are scheduled to move in.

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