PROPERTY CODE
TITLE 4. ACTIONS AND REMEDIES
CHAPTER 22. TRESPASS TO TRY TITLE
SUBCHAPTER A. GENERAL PROVISIONS
Sec. 22.001. TRESPASS TO TRY TITLE. (a) A trespass to try title action is the method of determining title to lands, tenements, or other real property.
(b) The action of ejectment is not available in this state.
Acts 1983, 68th Leg., p. 3509, ch. 576, Sec. 1, eff. Jan. 1, 1984.
Sec. 22.002. TITLE SUFFICIENT TO MAINTAIN ACTION. A headright certificate, land scrip, bounty warrant, or other evidence of legal right to located and surveyed land is sufficient title to maintain a trespass to try title action.
Acts 1983, 68th Leg., p. 3509, ch. 576, Sec. 1, eff. Jan. 1, 1984.
Sec. 22.003. FINAL JUDGMENT CONCLUSIVE. A final judgment that establishes title or right to possession in an action to recover real property is conclusive against the party from whom the property is recovered and against a person claiming the property through that party by a title that arises after the action is initiated.
Acts 1983, 68th Leg., p. 3509, ch. 576, Sec. 1, eff. Jan. 1, 1984.
Sec. 22.004. EFFECT OF FORMER LAW. This chapter does not affect rights that existed before the introduction of the common law in this state. Those rights are defined by the principles of the law in effect at the time the rights accrued.
Acts 1983, 68th Leg., p. 3509, ch. 576, Sec. 1, eff. Jan. 1, 1984.
SUBCHAPTER B. JUDGMENT AND DAMAGES
Sec. 22.021. CLAIM FOR IMPROVEMENTS. (a) A defendant in a trespass to try title action who is not the rightful owner of the property, but who has possessed the property in good faith and made permanent and valuable improvements to it, is either:
(1) entitled to recover the amount by which the estimated value of the defendant's improvements exceeds the estimated value of the defendant's use and occupation of and waste or other injury to the property; or
(2) liable for the amount by which the value of the use and occupation of and waste and other injury to the property exceeds the value of the improvements and for costs.
(b) In estimating values of improvements or of use and occupation:
(1) improvements are valued at the time of trial, but only to the extent that the improvements increased the value of the property; and
(2) use and occupation is valued for the time before the date the action was filed that the defendant was in possession of the property, but excluding the value resulting from the improvements made by the defendant or those under whom the defendant claims.
(c) The defendant who makes a claim for improvements must plead:
(1) that the defendant and those under whom the defendant claims have had good faith adverse possession of the property in controversy for at least one year before the date the action began;
(2) that they or the defendant made permanent and valuable improvements to the property while in possession;
(3) the grounds for the claim;
(4) the identity of the improvements; and
(5) the value of each improvement.
(d) The defendant is not liable for damages under this section for injuries or for the value of the use and occupation more than two years before the date the action was filed, and the defendant is not liable for damages or for the value of the use and occupation in excess of the value of the improvements.
Acts 1983, 68th Leg., p. 3509, ch. 576, Sec. 1, eff. Jan. 1, 1984.
Sec. 22.022. WRIT OF POSSESSION. If in a trespass to try title action the plaintiff obtains a judgment for the contested property, but the defendant obtains a judgment for the value of the defendant's improvements in excess of the defendant's liability for use, occupation, and damages, the court may not issue a writ of possession until the first anniversary of the judgment unless the plaintiff pays to the clerk of the court for the benefit of the defendant the amount of the judgment in favor of the defendant plus interest.
Acts 1983, 68th Leg., p. 3510, ch. 576, Sec. 1, eff. Jan. 1, 1984.
Sec. 22.023. FAILURE TO PAY. (a) If after a trespass to try title action a plaintiff does not pay a judgment awarded to a defendant, plus accrued interest, before the first anniversary of the judgment and if the defendant, before the sixth month after the first anniversary of the judgment, pays the value of the property, less the value of the defendant's improvements, to the clerk of the court for the benefit of the plaintiff, the plaintiff may not obtain a writ of possession or maintain any proceeding against the defendant or the defendant's heirs or assigns for the property awarded to the plaintiff in the trespass to try title action.
(b) If an eligible defendant does not exercise the option under this section, a plaintiff may apply for a writ of possession as in other cases.
Acts 1983, 68th Leg., p. 3511, ch. 576, Sec. 1, eff. Jan. 1, 1984.
Sec. 22.024. PAYMENTS INTO COURT. If a party in a trespass to try title action makes a payment to the clerk of a court under this subchapter, the clerk shall enter a dated memorandum of the payment on the page of the record on which the judgment was entered. The clerk shall pay the money on demand to the person entitled to the payment, who shall indicate receipt of the payment by dating and signing the record on the same page on which the judgment was entered.
Acts 1983, 68th Leg., p. 3511, ch. 576, Sec. 1, eff. Jan. 1, 1984.
SUBCHAPTER C. REMOVAL OF IMPROVEMENTS
Sec. 22.041. PLEA FOR REMOVAL OF IMPROVEMENTS. (a) A defendant in a trespass to try title action who is not the rightful owner of the property in controversy may remove improvements made to the property if:
(1) the defendant, and those under whom the defendant claims, possessed the property, and made permanent and valuable improvements to it, without intent to defraud; and
(2) the improvements can be removed without substantial and permanent damage to the property.
(b) The pleadings of a defendant who seeks to remove improvements must contain:
(1) a statement that the defendant, and those under whom the defendant claims, adversely possessed the property, and made permanent and valuable improvements to it, without intent to defraud;
(2) a statement identifying the improvements; and
(3) an offer to provide a surety bond in an amount and conditioned as required by this section.
(c) Before removing the improvements, the defendant must post a surety bond in an amount determined by the court, conditioned on the removal of the improvements in a manner that substantially restores the property to the condition it was in before the improvements were made.
Acts 1983, 68th Leg., p. 3511, ch. 576, Sec. 1, eff. Jan. 1, 1984.
Sec. 22.042. REFEREE. A court that authorizes a defendant in a trespass to try title action to remove improvements shall appoint a referee to supervise the removal. The court may require the referee to make reports to the court concerning the removal.
Acts 1983, 68th Leg., p. 3512, ch. 576, Sec. 1, eff. Jan. 1, 1984.
Sec. 22.043. RETAINED JURISDICTION. A court that authorizes a defendant in a trespass to try title action to remove improvements retains jurisdiction of the action until the court makes a final disposition of the case and a final determination of the rights, duties, and liabilities of the parties and sureties.
Acts 1983, 68th Leg., p. 3512, ch. 576, Sec. 1, eff. Jan. 1, 1984.
Sec. 22.044. CONDITION FOR REMOVAL. Before a court in a trespass to try title action authorizes a defendant to remove improvements, the court may require the defendant to satisfy a money judgment in favor of the plaintiff that arises out of a claim of the plaintiff in the action.
Acts 1983, 68th Leg., p. 3512, ch. 576, Sec. 1, eff. Jan. 1, 1984.
Sec. 22.045. CUMULATIVE REMEDIES. The remedy of removing improvements may be pleaded as an alternative to all other remedies at law or in equity.
Acts 1983, 68th Leg., p. 3513, ch. 576, Sec. 1, eff. Jan. 1, 1984.
Greetings, I am an expert in real property law, specializing in actions and remedies, particularly in the context of trespass to try title cases. My expertise is grounded in a comprehensive understanding of the legal framework and a depth of knowledge derived from practical experience.
Now, let's delve into the concepts outlined in the provided article related to the PROPERTY CODE, TITLE 4, CHAPTER 22, specifically focusing on TRESPASS TO TRY TITLE.
TRESPASS TO TRY TITLE (Section 22.001)
- Definition: A trespass to try title action is a legal method for determining title to lands, tenements, or other real property.
- Ejectment Exclusion: The action of ejectment is not available in the state of Texas for such cases.
TITLE SUFFICIENT TO MAINTAIN ACTION (Section 22.002)
- Acceptable Titles: A headright certificate, land scrip, bounty warrant, or any other evidence establishing a legal right to located and surveyed land is considered sufficient title to maintain a trespass to try title action.
FINAL JUDGMENT CONCLUSIVE (Section 22.003)
- Legal Conclusiveness: A final judgment that establishes title or right to possession in an action to recover real property is conclusive against the losing party and anyone claiming the property through that party by a title that arises after the action is initiated.
EFFECT OF FORMER LAW (Section 22.004)
- Preservation of Rights: This chapter does not affect rights that existed before the introduction of common law in Texas. Rights are defined by the principles of the law in effect at the time the rights accrued.
Moving on to SUBCHAPTER B. JUDGMENT AND DAMAGES:
CLAIM FOR IMPROVEMENTS (Section 22.021)
- Defendant's Entitlement: A defendant, not the rightful owner but in good faith possession, can recover the excess value of improvements over use and occupation/waste or be liable for the opposite.
- Valuation Criteria: Improvement values are assessed at trial, while use and occupation are valued for the time before the action, excluding improvements made by the defendant or those under whom the defendant claims.
- Claim Requirements: The defendant must prove good faith adverse possession for at least one year, make permanent and valuable improvements, specify grounds, identify improvements, and state their values.
- Limitation: Defendant isn't liable for damages more than two years before the action and not for the value of use and occupation exceeding the value of improvements.
WRIT OF POSSESSION (Section 22.022)
- Delay in Possession: If the plaintiff wins the property but the defendant has a judgment for improvements, a writ of possession is delayed until the first anniversary of the judgment unless the plaintiff pays the judgment amount plus interest to the defendant.
FAILURE TO PAY (Section 22.023)
- Consequences: If the plaintiff fails to pay a judgment before the first anniversary, and the defendant pays the property value (less improvement value) to the clerk before the sixth month after the first anniversary, the plaintiff cannot obtain a writ of possession or pursue further proceedings against the defendant.
PAYMENTS INTO COURT (Section 22.024)
- Record Keeping: If a party makes a payment to the court, the clerk records the payment on the judgment page and pays the money to the entitled person on demand.
Lastly, let's explore SUBCHAPTER C. REMOVAL OF IMPROVEMENTS:
PLEA FOR REMOVAL OF IMPROVEMENTS (Section 22.041)
- Conditions for Removal: A defendant not the rightful owner can remove improvements if possessed in good faith, made valuable improvements without intent to defraud, and removal won't cause substantial and permanent damage.
- Pleadings: The defendant must include statements on adverse possession, improvements, and offer a surety bond.
REFEREE (Section 22.042)
- Supervision: If improvements are authorized for removal, a court appoints a referee to supervise and may require periodic reports.
RETAINED JURISDICTION (Section 22.043)
- Ongoing Jurisdiction: The court retains jurisdiction until making a final disposition and determination of rights, duties, and liabilities of the parties and sureties.
CONDITION FOR REMOVAL (Section 22.044)
- Satisfaction of Judgment: Before allowing removal, the court may require the defendant to satisfy a money judgment favoring the plaintiff arising from the action.
CUMULATIVE REMEDIES (Section 22.045)
- Alternative Plea: Removal of improvements can be pleaded as an alternative to all other remedies at law or in equity.
In summary, these provisions establish a robust legal framework for resolving disputes over real property titles, providing clear procedures, and balancing the interests of parties involved in trespass to try title actions in the state of Texas.
