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Founder & Managing Attorney
Read full bio Kawika Vellalos
"Landlords and property managers deserve straight answers and disciplined execution — not a runaround. That is the firm we built."
Texas Eviction Attorneys for Landlords and Property Managers | Vellalos Law
Fast, Compliant Texas Evictions for Landlords and Property Managers
From notice to writ of possession, Vellalos Law handles your filings the right way — across Harris, Fort Bend, Montgomery, Galveston, Bexar, Williamson and surrounding JP courts.
Where We File
9+ counties
Justice of the Peace courts across the Houston, San Antonio and Austin metros.
Hundreds of landlord-tenant matters resolved by trial or settlement
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.
(02) WHAT WE HANDLE
Problem-led services.
01
Non-Payment Evictions
Learn more02
Lease Violations & Holdovers
Learn more03
Lease Drafting & Advisory
Learn more04
Portfolio & PMC Filings
Learn more(03) HOW IT WORKS
How a Texas eviction actually works.
Plain-language overview of the five core steps. Timelines vary by county and circumstances.
Avg. 4–6 weeks · uncontested
- 01Step 01
Notice to Vacate Confirmation
The landlord serves the required Notice to Vacate per Texas Property Code § 24.005. We review and confirm the notice was properly given before filing the eviction.
- 02Step 02
File in Justice Court
If the tenant doesn't resolve it, we file the eviction suit in the correct JP precinct.
- 03Step 03
Hearing
We appear and present your case before the Justice of the Peace.
- 04Step 04
Judgment for Possession
The court rules; we keep you informed at each step.
- 05Step 05
Writ of Possession
If needed, we obtain the writ so the constable can return the property to you.
Timelines vary by county and circumstances. During your consultation we'll give you a realistic schedule for your case.
Start an EvictionPrimary Sources
- Texas Property Code § 24.005Notice to Vacate requirements before filing an eviction suit.
- Texas Property Code § 24.006Sworn reentry and related remedies under Chapter 24.
- Texas Rules of Civil Procedure, Rule 510Rules of practice in justice courts for eviction suits.
- Texas Justice Court Training CenterOfficial forms and guidance used by Texas JP courts.
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 FilingSingle 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.
(08) INSIGHTS & NEWS
All articles From the journal.
EvictionsThe Texas Eviction Timeline: A Realistic Step-by-Step Guide for Landlords
From the Notice to Vacate through the writ of possession — a plain-language breakdown of how long each stage of a Texas eviction actually takes.
June 18, 20268 min read
Texas LawTexas Notice to Vacate: What the Law Actually Requires
The Notice to Vacate is the landlord's responsibility — and the single most common reason Texas eviction cases get delayed or dismissed. Here is what the statute actually requires.
June 04, 20266 min read
EvictionsFive Common Eviction Mistakes Texas Landlords Make
The recurring errors that cost landlords weeks of lost rent — and how to avoid every one of them before a case ever reaches the <a href="https://www.tjctc.org/" target="_blank" class="text-gold underline hover:text-navy">Justice Court</a>.
May 22, 20265 min read
EvictionsWrit of Possession, Explained: Getting the Property Back
What actually happens after judgment — and how to coordinate with the constable for a clean turnover once the writ is issued.
May 09, 20264 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.