79R6804 KCR-D
By: Dukes H.B. No. 1675
A BILL TO BE ENTITLED
AN ACT
relating to the forced sale of an owner's interest in certain real
property.
BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS:
SECTION 1. Chapter 29, Property Code, is amended to read as
follows:
CHAPTER 29. FORCED SALE OF OWNER'S INTEREST IN CERTAIN REAL
PROPERTY AS REIMBURSEMENT FOR PROPERTY TAXES PAID BY CO-OWNER ON
OWNER'S BEHALF
Sec. 29.001. APPLICATION OF CHAPTER. This chapter applies
only to real property that is not exempt from forced sale under the
constitution or laws of this state and is:
(1) received by a person as a result of the death of
another person:
(A) by inheritance;
(B) under a will;
(C) by a joint tenancy with a right of
survivorship; or
(D) by any other survivorship agreement in which
the interest of the decedent passes to a surviving beneficiary
other than an agreement between spouses for community property with
a right of survivorship; or
(2) owned in part by:
(A) a nonprofit organization that is exempt from
federal income tax under Section 501(a), Internal Revenue Code of
1986, and its subsequent amendments, by being listed as an exempt
organization under Section 501(c)(3), Internal Revenue Code of
1986, and its subsequent amendments, that:
(i) [(A)] has been incorporated in this
state for at least one year;
(ii) [(B)] has a corporate purpose to
develop affordable housing that is stated in the nonprofit
corporation's original or restated [the] articles of incorporation
or charter;
(iii) [(C)] has at least one-fourth of its
board of directors residing in the county in which the property is
located; and
(iv) [(D)] engages primarily in the
building, repair, rental, or sale of housing for low-income
individuals or families; or
(B) a housing finance corporation organized
under Chapter 394, Local Government Code.
Sec. 29.002. PETITION FOR FORCED SALE. (a) A person,
including a nonprofit organization or housing finance corporation,
that owns an undivided interest in real property to which this
chapter applies may file in the district court in a county in which
the property is located a petition for a court order to require
another owner of an undivided interest in that property to sell the
other owner's interest in the property to the person if:
(1) the person has paid the other owner's share of ad
valorem taxes imposed on the property for any three years in a
five-year period or, in the case of a nonprofit organization or
housing finance corporation, has paid the other owner's share of
current or delinquent ad valorem taxes imposed on the property for
any two years in a three-year period that may precede the date when
the nonprofit corporation or housing finance corporation acquired
an interest in the property; and
(2) the other owner has not reimbursed the person for
more than half of the total amount paid by the person for the taxes
on the owner's behalf.
(b) The petition must contain:
(1) a description of the property;
(2) the name of each known owner of the property;
(3) if known, the interest held by each known owner of
the property;
(4) the total amount paid by the petitioner for the
defendant's share of ad valorem taxes imposed on the property; and
(5) if applicable, the amount paid by the defendant to
the petitioner to reimburse the petitioner for paying the
defendant's share of ad valorem taxes imposed on the property.
(c) Any defendant whose identity is unknown or whose
identity is known but whose address is unknown to the petitioner may
be served by publication in accordance with the Texas Rules of Civil
Procedure, or by another method of publication or service
authorized by the court, if requested.
Sec. 29.003. HEARING ON PETITION FOR FORCED SALE. (a) At a
hearing on a petition filed under Section 29.002, the petitioner
must prove by clear and convincing evidence that:
(1) the petitioner has paid the defendant's share of ad
valorem taxes imposed on the property that is the subject of the
petition for any three years in a five-year period or, in the case
of a nonprofit organization or housing finance corporation, the
petitioner has paid the defendant's share of current or delinquent
ad valorem taxes imposed on the property that is the subject of the
petition for any two years in a three-year period that may precede
the date the nonprofit corporation or housing finance corporation
acquired an interest in the property;
(2) before the date on which the petition was filed the
petitioner made a demand that the defendant reimburse the
petitioner for the amount of the defendant's share of ad valorem
taxes imposed on the property paid by the petitioner; and
(3) the defendant has not reimbursed the petitioner
more than half of the amount of money the petitioner paid on the
defendant's behalf for the defendant's share of ad valorem taxes
imposed on the property.
(b) A hearing on a petition filed under Section 29.002 may
not be held earlier than the 60th day after the date a demand for
payment is made by the petitioner or, if demand is by publication,
not earlier than the 60th day after the date of the last publication
of notice.
Sec. 29.0035. DEMAND TO UNKNOWN DEFENDANT. If the address
or identity of the defendant is unknown, the demand of the
petitioner for reimbursement from the defendant required by Section
29.003(2) may be met by publication in a newspaper in the county in
which the property is located once each week for four consecutive
weeks, with the final publication occurring not later than the 30th
day before the date on which the petition is filed. The publication
must contain the demand for reimbursement and:
(1) the street address or a general description of the
property involved;
(2) the legal description of the property [according
to the survey of the property], including the number of the lot and
block or any other plat description that may be of record if the
property is located in a recorded subdivision [municipality];
(3) the county in which the property is located;
(4) the interest of the defendant, if known; and
(5) the name and address of the petitioner.
Sec. 29.004. COURT-ORDERED SALE. (a) On completion of the
hearing on a petition filed under Section 29.002, if the court is
satisfied that the petitioner has made the requisite proof under
Section 29.003, the court shall enter an order that:
(1) divests the defendant's interest in the real
property that is the subject of the petition;
(2) awards title and possession of the defendant's
interest in the real property that is the subject of the petition to
the petitioner; and
(3) [that] orders the petitioner to pay to the
defendant or, if the defendant is a defendant described by Section
29.002(c), into the registry of the court, an amount of money, if
any, computed by subtracting the outstanding amount of money the
defendant owes to the petitioner for payment of the defendant's
share of ad valorem taxes, including penalties and interest,
imposed on the property and all costs of court from the fair market
value of the defendant's interest in the property as determined by
[an independent appraiser appointed by] the court.
(b) The court's order may also direct the defendant or any
attorney ad litem appointed to represent any defendant whose
identity or location is unknown to execute and deliver to the
petitioner a deed that conveys to the petitioner the defendant's
interest in the property.
(c) A deed conveying to the petitioner the defendant's
interest in the property is not necessary to transfer title to the
petitioner. A transfer of title may be affected by the court's
order entered under Subsection (a).
(d) In determining the fair market value of the defendant's
interest in the property, the court may rely on the most recent
appraised value of the property reflected in the rolls of the
appraisal district in which the property is located and may appoint
an independent appraiser to assist the court. The court shall
consider any liens or other outstanding liabilities against the
property, including any ad valorem taxes, penalties, or interest
that remain unpaid as of the date of the hearing, in determining the
fair market value of the defendant's interest in the property.
(e) All costs of court, including any expense incurred in
appointing an attorney ad litem or appraiser, shall be taxed
against the defendant.
Sec. 29.005. USE OF REAL PROPERTY ACQUIRED THROUGH FORCED
SALE. A nonprofit organization or a housing finance corporation
that acquires real property through a forced sale under this
chapter may not use the real property for any other purpose than to
develop affordable housing.
SECTION 2. This Act applies only to a petition for forced
sale filed on or after the effective date of this Act. A petition
for forced sale filed before the effective date of this Act is
governed by the law in effect at the time the petition for forced
sale is filed, and the former law is continued in effect for that
purpose.
SECTION 3. This Act takes effect September 1, 2005.