Accepting the Final Offer from a Condemnation Authority in Texas

If you are a Texas property owner whose land is facing condemnation for an eminent domain project, you’ll want to make sure that your rights are protected and you receive fair compensation for your land. That means seeking the help of an experienced Texas eminent domain attorney.

At the law firm of Dawson & Sodd, LLP, we’ve been representing Texas landowners in eminent domain, property condemnation and other property dispute litigation for over a hundred years. Our Texas property rights lawyers know the condemnation process inside and out. We are dedicated to ensuring our clients get fair compensation for their property, as guaranteed by the U.S. and Texas Constitutions.

A Bona Fide Offer Must Be Made

In Texas, condemnation is the legal process that eligible entities utilize to obtain private property for public use. For the property owner, the process usually starts when an entity with condemnation authority requests access to the property for purposes of a survey or other investigation. The condemnation authority will also  present the landowner with a written offer to purchase their land.

In order to acquire the land, the entity with eminent domain authority must make a bona fide offer to acquire the property from the property owner voluntarily. Under the law, the entity with eminent domain authority must first submit an initial offer to the property owner. Before making a final offer, the entity must obtain a written appraisal from a certified appraiser of the value of the property being acquired and the damages, if any, to any of the property owner’s remaining property. The final offer has to be made on or after the 30th day after the date on which the entity makes a written initial offer to the property owner and must be equal to or greater than the amount of the written appraisal.

Do you have to accept the final offer from the condemning authority?

Landowners do not have to accept the final offer from the condemning authority. If you decide to accept the offer made by the condemning authority, the process is over. If you choose not to, what happens next? In most cases, the condemning entity will begin condemnation proceedings by filing a condemnation lawsuit to obtain the land. After the lawsuit has been filed, the presiding judge will convene what is called a Special Commissioners’ Hearing.

The Special Commissioners’ Hearing

At the Special Commissioners’ Hearing, three Special Commissioners appointed by the judge will hear evidence presented by both the condemning authority and the landowner. Once they are finished hearing the evidence, the Special Commissioners will enter the Award of the Special Commissioners – the amount of money they have determined is fair and just compensation for the landowner’s property.

You Don’t Have to Accept the Decision of the Special Commissioners’ Hearing

If either side doesn’t agree with the decision of the Special Commissioners’ Hearing, either you or the condemning authority can object to the findings by filing a written statement of the objections and their grounds with the court that has jurisdiction of the proceeding.  Your statement must be filed on or before the first Monday following the 20th day after the day the commissioners file their findings with the court. The resulting case will be tried in the same manner as other civil cases.

Know Your Rights in the Condemnation Process

The Condemnation process in Texas is complicated; one mistake or missed deadline could cost a land owner thousands of dollars. If your property is facing condemnation, you’ll want to take the necessary steps to ensure your rights are preserved and you get a fair deal for your land. Contact the law firm of Dawson & Sodd, LLP to schedule a free initial consultation meeting with one of our Texas eminent domain lawyers.