HomeMy WebLinkAbout2026-060 Denton Eviction Advocacy CenterSeptember 25, 2026 Report No. 2026-060
INFORMAL STATUS REPORT
TO MAYOR AND CITY COUNCIL
SUBJECT:
Pilot Program for a Denton Eviction Advocacy Center
EXECUTIVE SUMMARY:
On August 18, 2026, Councilmember George Ferrie proposed a two-minute pitch regarding a pilot
program for the ‘Denton Eviction Advocacy Center’. This pitch followed conversations with the
Denton County Housing and Homelessness Leadership Team (DCHHLT) support for the Dallas
Eviction Advocacy Center (DEAC) to expand its service area to Southern Denton County. The
City of Denton is served by three Justice of the Peace Precincts, and costs to financially support
DEAC in serving all three precincts would likely cost roughly $385,000-$462,000 annually,
according to DEAC.
BACKGROUND:
The Dallas Eviction Advocacy Center (DEAC) is a nonprofit established in 2020 for the purpose
of providing pro bono legal assistance to renters in eviction court. DEAC is funded by a
combination of foundations, nonprofits, and government awards. DEAC received contracts to
provide free legal representation and legal advice to indigent tenants facing eviction from Dallas
County and Harris County each with an amount not to exceed $1,000,000 for FY26-27. Attorneys
working on behalf of DEAC attend eviction court and offer same-day representation to any tenant
with an eviction trial and an indigent status that day. Most commonly, the attorneys work to
negotiate a settlement, allowing the tenant more time to catch up on their balance, or more time to
vacate without needing an eviction on record. This program model is typically referred to as a
‘Right to Counsel’ program.
In April of 2026, the Dallas Eviction Advocacy Center presented to DCHHLT with projected
outcomes and cost estimates for four options, to launch a pilot expansion in Lewisville (Justice
Court Precinct 3), City of Denton / DISD (Justice Court Precincts 1, 4 & 5), Southeast Denton
County (Precincts 3 & 6) and/or the Dallas/Carrollton area (Justice Court Precinct 6). The Housing
and Homelessness Leadership team approved a letter of support for the DEAC’s prospective
expansion into Denton County on July 29 (Exhibit 1). DEAC communicated the program would:
•Provide competent legal representation to eligible households, settling where we can and
litigating where we must to prevent illegal evictions;
•Decrease eviction recidivism by addressing underlying causes (income instability, housing
affordability, payment problems) through targeted case management and local service
connections;
•Engage property owners to promote sustainable housing outcomes, including entering into
payment or moveout arrangements that get landlords payment and/or possession as quickly as
possible;
September 25, 2026 Report No. 2026-060
•Reduce county expenditures on shelter beds, emergency healthcare, law enforcement response,
and school intervention services; and
•Generate measurable economic returns through reduced emergency services utilization,
improved employment stability, and lower repeated service involvement.
DISCUSSION:
The eviction process
An eviction begins when a property owner is trying to end the legal right for a person to occupy
property that belongs to the property owner. Evictions must be filed for cause, such as a breach of
lease or squatting. A typical eviction has a maximum of three phases: notice to vacate, trial date,
and writ of possession, and generally is completed in about a month. Residents can learn more
about evictions in Denton County on Denton County’s webpage.
Notice to Vacate: The notice to vacate is a written demand for the defendant to leave the property
within a set period of time. The minimum notice period is three days, unless the property owner
and tenant have contracted for a shorter or longer notice period in a written lease or agreement.
The notice must be mailed to the tenant personally, delivered inside the premises, hand delivered
to the tenant, or delivered by e-mail if the lease allows for electronic notice. A notice to vacate can
only be delivered if the tenancy has been terminated, such as by the tenant’s default by not paying
the rent, or if the property owner has previously delivered a Notice of Termination of Lease, which
gives the tenant at least one payment period (usually a month) to vacate. A property owner may
only successfully file for eviction if the tenant remains after the three-day notice to vacate period.
Trial Date: After the property owner files for eviction, the tenant will be served with a citation by
the court, and a trial date will be set for between 10 and 21 days from the day the property owner
filed the case. Both the property owner and tenant have the right to request a postponement of no
more than seven days as well as the right to request a trial by jury, unless the lease agreement
expressly waives the right to a jury trial. If the tenant does not appear at the trial and fails to file
an answer before the trial, the property owner’s sworn petition will be taken as admitted and the
property owner may be awarded a default judgment. Both the property owner and tenant have the
right to file an appeal to county court or county court at law within five days of the judgment.
However, the appealing party is required to file a bond, make a cash deposit, or file a sworn
statement of inability to pay.
Writ of Possession: After a judgment for the property owner has been rendered, the property
owner is entitled to receive a writ of possession, which is an order issued by the court for the
defendant to be removed from the property. Once issued, the constable or sheriff will post notice
on the door that if the property isn’t vacated on or after a specific time and date (typically 24
hours), the constable or sheriff will come out and supervise the removal of the tenant’s property
September 25, 2026 Report No. 2026-060
from the premises by either the tenant or the property owner. The writ authorizes the constable or
sheriff to forcibly remove the tenant if they refuse to leave.
Figure 1 – Typical Eviction Process
Evictions in the City of Denton
Across 2025, 3,506 evictions were filed in Precincts 1, 4, and 5, of which 1,736 evictions were
filed in the City of Denton. The City of Denton had a 2025 average of 63 filings per 1,000 renters
per year. For comparison, Denton County had an average of 94 filings per 1,000 renters per year
in the same timeframe.
Violation or
Termination of
Lease
Notice to Vacate
(3 day notice)
Eviction Filing and
Citation
10 -21 days
until trial Eviction Trial Appeal Period
(5 days)
Writ of Possession
(24 hour notice)
September 25, 2026 Report No. 2026-060
Figure 2 – Map of JP Precincts and Filings
DEAC reports that of evictions filed, roughly 97% reach trial. Of those reaching trial, roughly 60%
of tenants appear at their trial. DEAC reports that in precincts they are present, DEAC serves 95%
of tenants who appear at their trial. In 66% of DEAC’s cases, a resolution between parties is
reached or an erroneous filing is identified leading to a non-eviction. By that same model, a fully
funded pilot in Precincts 1, 4 & 5 could be projected to find an alternate outcome for 1,279 filed
evictions per year, 650 of which would be in the City of Denton. DEAC reports a recidivism rate
of 16%, meaning that of their clients, 84% do not experience a second eviction within 12 months.
Cost estimate
DEAC has provided an estimated cost of $385,000-$462,000 annually to serve Precincts 1, 4, &
5.Staff would have to work with any proposed contractor to ensure that City-funded services
would be restricted to City of Denton residents, which may change the annual costs. The current
cost estimate is potentially in excess of the City’s total annual general fund allocation for human
services for residents, proposed to be $415,000 supporting 13 organizations.
Funding for eviction prevention at a lower level would be an eligible use under the City’s Human
Services Grants. Funding beyond the human services grant would require Council consideration
September 25, 2026 Report No. 2026-060
through the annual budget process. Staff will provide information on the application process and
timeline to DEAC and any other organizations that reach out to provide eviction
prevention services. Applications for FY27-28 open on Oct. 5, and more information can be
found on the City’s website.
EXHIBITS:
1.DCHHLT Letter of Support
STAFF CONTACT:
Jesse Kent, Director of Community Services
REQUESTOR:
Council Member George Ferrie
STAFF TIME TO COMPLETE REPORT:
Two hours
PARTICIPATING DEPARTMENTS:
Community Services
July 29, 2026
To Whom It May Concern:
The Denton County Housing & Homelessness Leadership Team strongly supports the Dallas Eviction
Advocacy Center's prospective expansion into Denton County. This partnership addresses a critical gap in
housing stability services and represents a fiscally responsible investment in our community.
Eviction imposes substantial costs on families, employers, and taxpayers. Displacement disrupts employment,
K-12 education, family stability, and triggers increased demand for emergency services, law enforcement, and
social safety net programs. In 2025 alone, over 10,000 families faced an eviction filing. Without intervention
and legal representation, these families cycle through repeated evictions, generating recurring costs to county
services and lost productivity to local employers.
DEAC has demonstrated proven expertise in tenant defense and legal strategy. This proposed program in
Denton County combines legal representation, landlord engagement, and traditional case management to break
the eviction cycle and give families the stability necessary to thrive. Unlike generic assistance programs, this
targeted intervention focuses on households at imminent risk of displacement, maximizing impact per dollar
invested.
This approach will:
● Provide competent legal representation to eligible households, settling where we can and litigating
where we must to prevent illegal evictions;
● Decrease eviction recidivism by addressing underlying causes (income instability, housing affordability,
payment problems) through targeted case management and local service connections;
● Engage property owners to promote sustainable housing outcomes, including entering into payment or
moveout arrangements that get landlords payment and/or possession as quickly as possible;
● Reduce county expenditures on shelter beds, emergency healthcare, law enforcement response, and
school intervention services; and
● Generate measurable economic returns through reduced emergency services utilization, improved
employment stability, and lower repeated service involvement.
Evidence from Dallas County demonstrates that eviction defense services deliver strong fiscal returns. By
preventing displacement and breaking eviction cycles, these programs reduce emergency service costs, improve
school attendance, enhance job retention, and decrease reliance on public programs.
Supporting DEAC's expansion is smart fiscal policy. It advances housing stability, reduces preventable public
expenditures, and strengthens Denton County's economic foundation. We urge your consideration of this
partnership through funding, resources, or advocacy with county leadership.
Sincerely,
Terry Widmer, Chair
Denton County Housing & Homelessness Leadership Team