DAVID J. WILLIS ATTORNEY
Copyright © 2013. All rights reserved worldwide.
JUDGMENTS IN TEXAS
by David J. Willis, J.D., LL.M.
Any discussion of judgments in Texas needs to be broadly divided into two parts: first, the process of obtaining a judgment (which, after all, is only a piece of paper signed by a judge) and second, actually collecting on the judgment. The second part may be more challenging, since Texas is a state notoriously favorable to debtors. It is unconstitutional to garnish wages in Texas, and an individual’s home and vehicles are usually beyond reach. Unless a judgment debtor has a going business with valuable inventory or cash flow, rental property, or cash in the bank, collecting on a judgment may be problematic. Often, the creditor’s attorney receives word from the constable that he is unable to collect and is returning the writ of execution nulla bona.
Finality of Judgments
One can only obtain a judgment after filing a lawsuit and complying with the rules of civil procedure in order to either prevail at trial or obtain a judgment by default. After the judgment is signed, the court clerk will not issue a writ of execution until it is at least 30 days old (21 days in justice court) at which time the judgment is considered final. This postjudgment waiting period exists so that the debtor has ample time to file a motion for new trial as a prerequisite to appeal. If the motion is granted, or if the debtor files an appeal, then execution efforts must cease.
Many Texas debtors have numerous judgments against them but live in expensive homes. They can do this because the entire homestead equity is exempt from execution. What constitutes a debtor’s homestead? See Tex. Prop. Code § 41.002 (definition). Within broad parameters, a homestead is what a person intends it to be. A rental property or even a vacant lot can be homestead if the owner has reasonable expectations of building a home on it. Moreover, Property Code section 41.001(5)(c) states that "proceeds of a sale of a homestead are not subject to seizure for a creditor’s claim for six months after the date of sale." This expressly permits homestead protections to be rolled over from one home to the next.
Certain personal property is also exempt under chapter 42 of the Property Code. Personal property valued at $60,000 for a family or $30,000 for a single adult (exclusive of liens) is exempt from garnishment, attachment, execution or other seizure so long as it is on the statutory list. This includes home furnishings, clothes, jewelry, firearms, and vehicles–even 12 head of cattle. Retirement plans (including rollover proceeds) are exempted under section 42.0021 so long as contributions do not exceed the amount that is deductible under current law. College tuition funds are exempted under section 42.0022. It is important to note that homestead protections are available only to individuals, not LLCs or corporations.
Writ of Execution
Once issued, the writ of execution is sent to the constable (or sheriff, in some counties) who charges a fee for attempting to collect. The reality is that these officers may not try very hard–no flashing lights, no guns drawn. Often, the constable will knock at the debtor’s door early in the morning, present the judgment, and ask if there are any assets available to satisfy it. If the debtor says "no," then the officer may withdraw and send the unsatisfied writ back to the court. Unless the creditor’s attorney can direct the officer to a specific, known, nonexempt asset for attachment or garnishment, then the collection process may come to halt.
Judgment creditors, often at a disadvantage in Texas, have an important collection tool: postjudgment discovery which includes interrogatories, requests for admission, and requests for production. Tex. R. Civ. P. 621a. This discovery can be incredibly complex since rules pertaining to limits on trial discovery do not apply post-judgment.
The purpose of postjudgment discovery is (1) to ascertain whether or not the debtor possesses non-exempt property sufficient to satisfy the judgment; and (2) to determine if the debtor has fraudulently hidden assets. In addition to written discovery, it is possible to delve into these matters by taking the debtor’s deposition, although written discovery generally comes first. Note that if a debtor who has been properly served fails to answer post-judgment discovery, he or she may be held in contempt by the judge, resulting in a fine or even jail. Tex. R. Civ. P. 215.
If actionable information is obtained, the judgment creditor can approach the court and request a writ of attachment, Tex. R. Civ. P. 641; Tex. Bus. & Com. Code § 8.112, garnishment, Tex. R. Civ. P. 669, or a "turn-over order," Tex. Civ. Prac. & Rem. Code § 31.002.
Abstracting the Judgment
It is normal procedure for the creditor to request an abstract of judgment from the clerk and then file that abstract in the real property records (Note that judgment records and real property records are often located in different computers). The AJ stays on file for 10 years but may be refiled for successive 10-year periods. Filing the abstract puts the public on notice that the judgment exists and attaches to non-exempt real property of the debtor. Title companies will search for these AJs to determine if they should collect from sales proceeds to satisfy them. This represents a problem for any judgment debtor who is trying to sell property out of his own name, including homestead property. Even though a judgment lien does not attach to, and does not constitute a lien on, a judgment debtor's homestead, it can be difficult to persuade a title company to ignore a judgment and go forward with closing. A title company’s self-serving reaction is to minimize risk and require that all liens be cleared.
Filing an AJ is often the only realistic way that a judgment creditor has to collect, in some cases years after the judgment was obtained.
The Debtor’s Homestead
A homestead is exempt from forced sale so long as the property remains the homestead of the debtor. Exocet Inc. v. Cordes, 815 S.W.2d 350, 352 (Tex. App.–Austin 1991, no writ). Property Code section 52.0012 provides an expedited statutory method for securing a release of any judgment lien against homestead property, available only for AJ’s filed after September 1, 2007.
Section 52.0012 provides for the filing of an Affidavit that must substantially comply with the appearing in this section of the Property Code. Filing of the affidavit must be preceded by a 30-day notice sent certified mail and addressed to the judgment creditor and its attorney of record. The letter must contain a copy of the affidavit that the homestead owner intends to file in the real property records. The requirements of the letter and the affidavit are highly technical and should be done by an attorney knowledgeable in this procedure. The judgment creditor may contest the homeowner’s action by filing a contradicting affidavit if there is reason to believe that the homeowner’s affidavit is false. The ultimate result, if this procedure is followed to the letter, is that the homeowner's affidavit serves as a release of the judgment lien as to the homestead property. Read our article on Lien Removal in Texas.
Enforcement of Judgments from other States
Unfortunately for Texas debtors, this is not as difficult as it used to be. Enforcement of "foreign judgments" is governed by Civil Practice & Remedies Code chapter 35, also referred to as the "Uniform Enforcement of Foreign Judgments Act" or "UEFJA." The UEFJA provides that a foreign judgment may be authenticated as follows: (a) at the time the foreign judgment is filed, the judgment creditor or the judgment creditor’s attorney must file with the clerk of court an affidavit showing the name and last known address of the judgment debtor and the judgment creditor; (b) the clerk then mails notice of the filing of the foreign judgment to the judgment debtor at the address given; and (c) the notice must include the name and address of the judgment creditor and, if the judgment creditor has an attorney in Texas, the attorney’s name and address. So long as this procedure is followed, and so long as the judgment is not being appealed in its original jurisdiction, the creditor will have access to post-judgment discovery and other remedies allowed under Texas rules.
The result is that a foreign judgment may be enforced and collected in Texas just as any other judgment, with one limitation: Civil Practice & Remedies Code section 16.066(b) provides that the foreign judgment may not be enforced in Texas if 10 years have passed since the judgment was rendered in its home state or after the judgment debtor has resided in Texas for 10 years.
Information in this article is proved for general informational and educational purposes only and is not offered as legal advice upon which anyone may rely. The law changes. Legal counsel relating to your individual needs and circumstances is advisable before taking any action that has legal consequences. Consult your tax advisor as well. This firm does not represent you unless and until it is expressly retained in writing to do so.
© 2013 by David J. Willis. All rights reserved. David J. Willis is board certified in both residential and commercial real estate law by the Texas Board of Legal Specialization. More information is available at his website, http://www.LoneStarLandLaw.com.