VELLALOS LAW, PLLC
Richmond, Texas

Texas Eviction Attorneys for Landlords and Property Managers | Vellalos Law

Landlord-tenant matters handled from filing through judgment

Flat-fee filings & hourly rates starting at $250/hour

Filing across 9+ Texas counties — Houston, San Antonio & Austin

Court-ready docs · Expedited handling available

(01) WHERE TO START

Choose your path.

Two different visitors, two different needs. We'll route you to the right place.

For Property Managers & Portfolio Owners

Send us your delinquency list and we handle filings across your entire portfolio — multiple counties, consistent process, one point of contact.

See how portfolio filing works

For Individual Landlords

One problem tenant? We give you a straight answer on whether you have grounds, then file a clean, compliant eviction so you regain your property.

Start a single eviction

Other Legal Needs

Lease drafting, landlord-tenant disputes, civil litigation, business and real estate matters — Vellalos Law represents Texans across a broad range of issues.

Explore all practice areas
(02) WHAT WE HANDLE

Problem-led services.

01

Non-Payment Evictions

Rent unpaid? Once you've served the required Notice to Vacate, we confirm it was properly given, file in the correct JP court, and see it through to judgment.

02

Lease Violations & Holdovers

Unauthorized occupants, breaches, or tenants who won't leave after the term ends — built to hold up in court.

03

Lease Drafting & Advisory

Stronger leases, screening guidance, and dispute advice that prevents problems before they start.

04

Portfolio & PMC Filings

Centralized weekly intake and court-ready packages for property managers running portfolios across Texas.

(03) HOW IT WORKS • Texas Property Code § 24

How a Texas eviction actually works.

A transparent walkthrough of the statutory five-stage timeline from notice to writ of possession. Click or hover any step to view legal requirements.

Flat-Fee Representation
01
Pre-Filing Notice
STAGE 01 • Tex. Prop. Code § 24.005

Notice to Vacate Confirmation

Statutory written notice served to the tenant. Vellalos Law audits notice language and verifies strict delivery compliance before petition filing.

Notice validity & timeline audit
02
Petition Docketing
STAGE 02 • TRCP Rule 510

File in Justice Court

Verified petition drafted and electronically docketed in the correct county JP precinct with constable citation coordinated.

Precinct verification & petition filing
03
Court Hearing
STAGE 03 • TRCP Rule 510.7

Justice Court Hearing

Attorney appears in precinct court, enters authenticated rent ledgers, rebuts tenant defenses, and argues your claim.

Court trial advocacy & record entry
04
Possession Judgment
STAGE 04 • TRCP Rule 510.8

Judgment for Possession

Judge executes signed judgment granting legal possession of the real property and court costs. Statutory appeal window monitored.

Judgment execution & appeal docket monitoring
05
Writ Execution
STAGE 05 • Tex. Prop. Code § 24.0061

Writ of Possession Execution

County constable executes writ, posts statutory 24-hour warning, clears occupants, and physically returns keys to landlord.

Writ praecipe & constable coordination
Detailed Dossier · Stage 01 Pre-Filing Notice Tex. Prop. Code § 24.005

Notice to Vacate Confirmation

Texas law strictly requires written notice to vacate before filing an eviction suit. We audit your lease clauses, confirm the statutory notice cure window under Section 24.005 (or specific lease period), and ensure proof of legal delivery (in person, certified mail, or secure door posting under TRCP 21a).

Texas Procedural Risk Avoided: Improper delivery method or counting days early under TRCP 21a results in immediate case dismissal by the judge.
Start Eviction Online Schedule Consultation
Detailed Dossier · Stage 02 Petition Docketing TRCP Rule 510

File in Justice Court

Once the notice cure period expires, we draft and electronically file your verified eviction petition in the correct Justice of the Peace precinct courtroom. We coordinate immediate delivery of citation to the county constable for prompt service on the tenant.

Texas Procedural Risk Avoided: Filing in the wrong precinct or omitting military service affidavits causes avoidable weeks of delay.
Start Eviction Online Schedule Consultation
Detailed Dossier · Stage 03 Court Hearing TRCP Rule 510.7

Justice Court Hearing

Upon citation service, the Justice Court sets the hearing on its docket pursuant to TRCP Rule 510. Attorney Kawika Vellalos appears in court on your behalf, authenticates lease contracts, presents payment ledgers under the Texas Rules of Evidence, rebuts tenant defenses, and argues your claim before the Justice of the Peace.

Texas Procedural Risk Avoided: Self-represented landlords often face continuances or dismissals over evidentiary objections and hearsay rules.
Start Eviction Online Schedule Consultation
Detailed Dossier · Stage 04 Possession Judgment TRCP Rule 510.8

Judgment for Possession

The court issues a formal judgment granting physical possession of the premises to the landlord along with taxable court costs and delinquent rent. Under Texas Rule of Civil Procedure 510.8, the tenant has a statutory 5-day window to file a supersedeas bond or appeal to County Court at Law.

Texas Procedural Risk Avoided: Landlords attempting self-help lockouts before the statutory 5-day appeal window expires face severe statutory penalties.
Start Eviction Online Schedule Consultation
Detailed Dossier · Stage 05 Writ Execution Tex. Prop. Code § 24.0061

Writ of Possession Execution

If the tenant has not vacated upon judgment finality, we immediately request and issue the Writ of Possession. We coordinate with the precinct constable to post the statutory 24-hour warning, oversee property clearing, and legally return the keys and property into your hands.

Texas Procedural Risk Avoided: Never change locks or move tenant belongings without the constable executing the formal writ of possession.
Start Eviction Online Schedule Consultation
Primary Sources

Links open the official government source in a new tab. General information only — not legal advice.

(04) BUILT FOR PORTFOLIOS

Managing a portfolio? Hand us the list.

Vellalos Law works with property managers and institutional owners to file evictions at scale across Texas. Send your delinquency report and we manage the rest — notices, filings, hearings, and writs — with consistent process and one attorney accountable for the whole portfolio. We regularly file in Harris, Montgomery, Fort Bend, Galveston, Bexar, Williamson and surrounding counties.

Talk to Us About Volume Filing

Single delivery

  • One delinquency report — we work the entire list.
  • Multi-county filings, one accountable attorney.
  • Status reporting on every matter, on your cadence.
  • Retainer arrangements available for ongoing volume.
(05) WHY VELLALOS LAW

Counsel built around the way you actually run a portfolio.

Experienced, Multi-State Counsel

Attorney Kawika Vellalos brings over a decade of legal experience across Virginia, Hawaii and Texas to every matter.

Built for Volume

The firm files landlord-tenant matters across multiple Texas counties and is set up to handle portfolios, not just one-offs.

Predictable Pricing

Flat-fee filings and transparent hourly rates so you know your cost before you commit.

Clear, Client-First Communication

Straight answers, realistic timelines, and steady updates from filing through writ of possession.

(06) A MESSAGE FROM OUR FOUNDER

Why I built Vellalos Law.

Kawika Vellalos - Founder & Managing Attorney at Vellalos Law Texas
“
Founder & Managing Attorney

Kawika Vellalos

"Landlords and property managers deserve straight answers and disciplined execution — not a runaround. That is the firm we built."

Read full bio
(07) JURISDICTION & COVERAGE

Texas Counties We Serve.

View all service areas
Houston Metro

Harris County

Eviction services across Houston and Harris County precincts. We handle high-volume portfolio filings.

16 Justice of the Peace Courts across 8 precincts Details →
Home County

Fort Bend County

Fast and compliant eviction filings for Sugar Land, Richmond, and all of Fort Bend County.

4 Justice of the Peace Courts Details →
North Houston

Montgomery County

Professional eviction services for The Woodlands, Conroe, and surrounding Montgomery County areas.

5 Justice of the Peace Courts Details →
Gulf Coast

Galveston County

Eviction and lease dispute services for Galveston County landlords and property managers.

4 Justice of the Peace Courts Details →
San Antonio Metro

Bexar County

Streamlined portfolio eviction filings for San Antonio and Bexar County property managers.

4 Justice of the Peace Courts Details →
Austin North

Williamson County

Representation for eviction cases in Georgetown, Round Rock, and Williamson County.

4 Justice of the Peace Courts Details →
I-10 / New Braunfels Corridor

Guadalupe County

Handling eviction and property disputes for landlords in Seguin, New Braunfels, and Guadalupe County.

4 Justice of the Peace Courts Details →
Austin Metro

Travis County

Legal representation for eviction cases throughout Austin and Travis County.

5 Justice of the Peace Courts Details →
South Metro / Pearland

Brazoria County

Eviction services for Pearland, Angleton, and all of Brazoria County.

4 Justice of the Peace Courts Details →
(08) INSIGHTS & NEWS

From the journal.

All articles
How Long Does a Writ of Possession Take in Texas? Legal Guide

How Long Does a Writ of Possession Take in Texas?

Find out how long a writ of possession takes in Texas, from the judgment date through constable posting and final lockout, with realistic county-by-county timelines. Slug: /blog/how-long-writ-of-possession-texas

November 2, 2026 5 min read
How to File a Motion to Stay a Writ of Possession in Texas Legal Guide

How to File a Motion to Stay a Writ of Possession in Texas

Learn how a motion to stay a writ of possession works in Texas, when you can file one, and what the court expects before it will pause an eviction lockout.

November 2, 2026 5 min read
How Texas Landlords Obtain Possession of a Rental Property After Eviction Legal Guide

How Texas Landlords Obtain Possession of a Rental Property After Eviction

A step-by-step guide for Texas landlords on obtaining possession of a rental property, from judgment day through the writ of possession and final lockout.

November 2, 2026 5 min read

Get Connected.

Your property and your time matter. Whether you're a property manager filing across a portfolio or a landlord dealing with one difficult tenant, Vellalos Law gives you competent representation and a clear, fair cost — without the runaround.

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Free Resource • Texas Eviction Law

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