Form 50 132 2017

The due date to request a protest hearing for real estate values in Texas is typically May 15th. The statutes give you 30 days from when you receive the county notice of an increase in assessed value as of January 1st. Counties start their mailings on April 12th to ensure receipt by April 15th. If the mailing was sent late, then you still have 30 days from date of receipt. Hence, look at the postmark date on your notice and keep the envelope if it was mailed after April 12th. If your property is zoned commercial and the increase exceeds 30%, you still have time to protest. Residential property assessed values cannot be increased by more than 10% per year.The hearing last 15 minutes and only a small portion is given to you to state your case. Most people are clueless about what evidence is impermissible and squander their allotted time only to feel ignored. Either spend a week or two studying the statutes and more hours gathering your support or outsource to a licensed Senior Property Tax Consultant or CPA who specializes in helping taxpayers with protesting property values. I happen to have both licenses. We have over 300 properties to protest this season. Actual sales data for comparable sales must be less than 18 months old and be actual sales, not offers or reduced asking prices. Sales data must be presented in appraiser format to add/remove property features to make the comparison comparable. Other strategies vary depending on what county your property is in.You can request an informal hearing if you filed your protest on time but don’t be surprised if the county assessor omits data favourable to your case.If your property was under construction on January 1st, then you will need evidence of payments made for various stages up to January 1st and afterwards to help derive what value existed as of January 1st. If the county’s drone pic and permit data is after January 1st, you will likely win a reduced value.Fees to protest start at 30% of savings down to 20% or lower if you have multiple properties to protest.

As a general rule you are supposed to probate the will of a Texas resident within 4 years of their death. However, there are exceptions. One exception would be if the will was made outside of Texas. The other exception is when a person was not in “default” in failing to probate the will. Exactly what “default” means is not something I know off the top of my head and would need to research.As a general rule, most probates are uncontested so filing an application for an old will and alleging that the administrator is not in default would probably go unchallenged and the will would be admitted to probate.There may be alternatives to probate to transfer property however that would depend upon what the buyer of the property requires. It’s best to consult an attorney and provide them all the facts of the case.

Pull title on the land. Somewhere along the line you should find a pipeline easement. Usually the holder of that easement will be who you would contact. It is a bit of a puzzler that the surveyor did not show this on his survey.This is a bit imprecise and you still may need to do other investigation such as looking at adjoining properties or as someone suggested a satellite image (Brilliant idea by the way!)

You can start action this week:Speak to the landlord first in regards to the lease and rent. *If you can contact your ex, ask what she wants done with her belongings. If she says you can have it, don’t dump it out on the street or you can get fined. Instead, call your city sanitation dept for instructions on how to dispose of it legally. *If your ex is your wife and you want a divorce, see an attorney. *

You can always evict for non-payment in Texas. Here, the Constable must make six attempts in not less than 10 days to do the process service face-to-face.If that doesn’t happen, he can get permission from the Justice Of The Peace to tape it to the front door and just walk away. Also, he can try alternative service, such as Certified Mail.The better option, though is to pursue abandonment if you can. That doesn’t take 6–7 weeks and cost hundreds of dollars.Check your lease to see what it says about Abandonment, because the Texas Property Code does not define it at all.If your lease doesn’t specify what Abandonment is, then it gets down to “your reasonable judgment” as to whether an abandonment notice was appropriate.It would be a good idea if he was behind on rent AND his utilities were not active. Does he have electricity and water on?Assuming that he left all his furniture behind (and that DOES happen sometimes when a tenant abandons), it would be a good idea to pack it up and store it for at least 30 days. You can charge him for the packing, moving and storage if he comes for it, or if he doesn’t, you can sell it in a garage sale or whatever to cover it, and apply any overage to back rent.Rent not paid plus tenant not present at the property, for a while (usually 7–10 days) will usually be sufficient for Abandonment.The tenant never has to be present at a property to remain a tenant, so long as the rent is always paid up current.In order to prove the tenant hasn’t been present, you need to re-key the locks, and that is a procedure in itself.To re-key, you must post a notice on the outside and inside of the front door saying locks will be re-keyed three days later., with your contact information.After the locks are changed, a notice must be posted on the outside of the front door, telling your tenant where he can come to pick up his new key.If there is no request for the key, that is documentation that the tenant hasn’t been back to the house since locks were changed.Then, you need to post an Abandonment Notice on the outside and the inside of the front door, giving the tenant at least two days to contact you and say the property is NOT abandoned, including a phone number and address where they can accomplish that.The Texas Association Of Realtors changed their TAR lease a few years ago to eliminate the requirement that tenant not be present.Instead, it says:You have abandoned the dwelling when all of the following have occurred:(1) everyone appears to have moved out in our reasonable judgment;(2) clothes, furniture, and personal belongings have been substantially removed in our reasonable judgment;(3) you’ve been in default for non-payment of rent for 5 consecutive days, or water, gas, or electric service for the dwelling not connected in our name has been terminated or transferred;and (4) you’ve not responded for 2 days to our notice left on the inside of the main entry door, stating that we consider the dwelling abandoned.Surrender, abandonment, or judicial eviction ends your right of possession for all purposes and gives us the immediate right to: clean up, make repairs in, and relet the dwelling; determine any security deposit deductions; and remove property left in the dwelling. Surrender, abandonment, and judicial eviction affect your rights to property left in the dwelling (paragraph 13), but do not affect our mitigation obligations

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