{"id":262,"date":"2014-03-24T05:00:32","date_gmt":"2014-03-24T10:00:32","guid":{"rendered":"http:\/\/agrilife.org\/texasaglaw\/?p=262"},"modified":"2026-04-17T15:34:36","modified_gmt":"2026-04-17T20:34:36","slug":"eminent-domain-in-texas-part-2-condemnation-proceedings-step-by-step","status":"publish","type":"post","link":"https:\/\/agrilife.org\/texasaglaw\/2014\/03\/24\/eminent-domain-in-texas-part-2-condemnation-proceedings-step-by-step\/","title":{"rendered":"Eminent Domain in Texas (Part 2) – Condemnation Proceedings Step by Step"},"content":{"rendered":"

*This article is not a substitute for the advice of an attorney.*<\/span><\/p>\n

We\u00a0are continuing on in our multi-part series regarding eminent domain in Texas.\u00a0Please feel free to read Part 1 here<\/a>\u00a0 if you missed that post.<\/p>\n

Today’s\u00a0blog provides the basic information about the rules governing condemnation proceedings in Texas and includes links to the applicable statutory provisions where possible.\u00a0 Condemnation proceedings have very different procedures than other civil cases.\u00a0 It is important for landowners to understand the condemnation process in case they ever find themselves faced with a condemnation suit.\u00a0 This\u00a0blog post\u00a0provides\u00a0landowners basic information about eminent\u00a0domain, condemnation procedures, and landowner rights.\u00a0\u00a0\u00a0Additionally, landowners should realize\u00a0that condemnation proceedings are highly complex and factual and it is advised that any landowner facing a condemnation proceeding contact a licensed attorney and obtain legal advice.\u00a0 As you will see below, condemnation proceedings are governed by Texas Property Code Chapter 21, which can be found in its entirety here<\/a>.<\/p>\n

\"trees\"<\/a><\/p>\n

Step 1:\u00a0 Offer and Negotiations<\/strong><\/span><\/p>\n

First, before initiating condemnation proceedings, the company must make a “bona fide offer” to purchase the property that it seeks.\u00a0\u00a0In order to have complied with this bona fide\u00a0offer requirement, the company seeking to use eminent domain must make an initial written offer to purchase the property,\u00a0obtain an appraisal from a certified appraiser of the value of the property,\u00a0and make a final written offer\u00a0that is greater than the amount of the appraiser’s report.\u00a0 [See<\/em> Texas Property Code 21.0113.]\u00a0 Importantly, landowners are protected by certain time requirements in the statute.\u00a0 There must be at least 30 days between the initial offer and the final offer and the landowner must be given at least 14 days to respond to the final offer before a condemnation proceeding may be filed.\u00a0 [See<\/em> Texas Property Code 21.0113.]<\/p>\n

The company is also\u00a0required to provide landowners with certain information at the time the offer of purchase is made, including a copy of any appraisals in the company’s possession\u00a0related to the land that are in the company’s possession and prepared in the last 10 years.\u00a0 [See<\/em> Texas Property Code 21.0111].\u00a0 Additionally,\u00a0 the company must provide the owner with\u00a0a copy of the Texas Landowner Bill of Rights.\u00a0 [See<\/em> Texas Property Code 21.0112.]\u00a0 The Landowner’s Bill of Rights<\/a> is a document prepared by the Texas Attorney General that sets forth the law regarding eminent domain, the condemnation process, and explains the landowner rights.\u00a0 This is critical information and should be carefully reviewed by anyone facing the threat of eminent domain.<\/p>\n

During this time, negotiations are ongoing between the\u00a0company and the landowner.\u00a0 Landowners are permitted to, and\u00a0I would strongly encourage\u00a0any landowner in this situation to, seek legal counsel during these negotiations.\u00a0 During this time, a landowner may have\u00a0an appraisal conducted by\u00a0an appraiser of his or her\u00a0own choosing, but is required to provide the results to the oil company.\u00a0 [See Texas Property Code 21.0111].\u00a0 Importantly, landowners should be sure to consider more than just the monetary payment during this negotiation period.\u00a0 There very well may be non-monetary terms that are actually more important to the landowner than an increased payment.\u00a0 Key terms to consider while negotiating will be covered in an upcoming blog post.<\/p>\n

If an agreement is reached between the company and the landowner, there is no need for eminent domain and the\u00a0sale of the easement goes forward between the two parties.\u00a0 If no agreement is reached, the company may then file a condemnation proceeding.<\/p>\n

Step 2:\u00a0 Condemnation Petition Filing<\/strong><\/span><\/p>\n

If no agreement is reached, the company will file\u00a0suit against the landowner in either the district court of the county court of law in the county where at least part of the property is located.\u00a0\u00a0[See<\/em> Texas Property Code 21.001; Texas Property Code 21.013.]\u00a0 This is the beginning of the formal condemnation proceeding.\u00a0 The petition must contain a description of the property to be condemned, the public use for which the property is being taken, the name of the property owner, state that the company and the landowner are unable to agree on the damages due, state that the\u00a0company provided the landowner with a copy of the Bill of Rights, and state that the\u00a0company made a bona fide offer as required.\u00a0 \u00a0[See<\/em> Texas Property Code 21.001.]<\/p>\n

Step 3:\u00a0 Special Commissioner Appointment, Hearing, and Award<\/strong><\/span><\/p>\n

Upon the filing of a condemnation proceeding, the judge will appoint three local landowners to sit as “special commissioners” to determine\u00a0adequate compensation.\u00a0 [See<\/em> Texas Property\u00a0Code 21.014].\u00a0 Both the landowner and the company\u00a0have the right to strike one of the three local landowners, and if exercised, the judge will appoint another special commissioner.\u00a0 Importantly, these three commissioners have no authority to consider whether condemnation is proper, but instead are only able to determine the proper compensation to the landowner.\u00a0 [See<\/em> Texas Property\u00a0Code 21.014].<\/p>\n

The special commissioners will then schedule a hearing on the issue of just compensation.\u00a0 A landowner will receive notice of the hearing, and may present appraisal reports or other evidence at the hearing. \u00a0[See<\/em> Texas Property\u00a0Code 21.015 – 21.016].\u00a0 Specifically, the commissioners shall consider evidence of the value of the property being condemned, the injury to the property owner, the benefit to the owner’s remaining property, and the use of the property for the purpose of the condemnation.\u00a0 [See<\/em> Texas Property\u00a0Code 21.041].\u00a0 Further guidance is given to the commissioners by statute.\u00a0 [See<\/em> Texas Property\u00a0Code 21.042].\u00a0 Again,\u00a0legal representation is recommended.\u00a0 After the hearing, the special commissioners will issue an “award” that will state the value of\u00a0adequate compensation that shall be paid by the company to the landowner for the easement.\u00a0 That award is then filed with the court.<\/p>\n

Importantly, once the commissioners have made an award, the company may take possession of the property pending results of further litigation if the company pays a required amount to the landowner or to the court, or posts a bond to secure the payment of damages.\u00a0 [See<\/em> Texas Property\u00a0Code 21.021].\u00a0 This right to possession would allow a pipeline company, for example, to being construction of the line even though the case was still pending on appeal.<\/p>\n

Step 4:\u00a0 Award Filing and Objections Permitted<\/strong><\/span><\/p>\n

If either the landowner or company is dissatisfied with the award, an objection may be filed with the court on or before the first Monday following the 20th day after the day the commissioners determination is filed with the court.\u00a0 [See<\/em> Texas Property\u00a0Code 21.018].\u00a0 If an objection is filed, the condemnation case will be set for trial–before either a judge or jury–and a verdict rendered.<\/p>\n

Step 5:\u00a0 Trial by Judge or Jury<\/strong><\/span><\/p>\n

Once a condemnation proceeding is filed, a landowner may challenge the legal authority of the proposed condemnation by filing a motion to dismiss the proceeding.\u00a0 This is where challenges to the\u00a0company’s common carrier status, or to whether the property is being taken for public use, are to be made.\u00a0 Unlike the special commissioners, the court has the power to consider these issues.<\/p>\n","protected":false},"excerpt":{"rendered":"

*This article is not a substitute for the advice of an attorney.* We\u00a0are continuing on in our multi-part series regarding eminent domain in Texas.\u00a0Please feel free to read Part 1 here\u00a0 if you missed that post. Today’s\u00a0blog provides the basic information about the rules governing condemnation proceedings in Texas and includes links to the applicable statutory provisions where possible.\u00a0 Condemnation proceedings have very different procedures than other civil cases.\u00a0 It is important for landowners to understand the condemnation process in case they ever find themselves faced with a… Read More →<\/a><\/span><\/p>\n","protected":false},"author":2444,"featured_media":756,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"footnotes":""},"categories":[12,59],"tags":[],"class_list":["post-262","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-eminent-domain","category-eminent-domain-in-texas-series"],"acf":[],"yoast_head":"\nEminent Domain in Texas (Part 2) - Condemnation Proceedings Step by Step - Texas Agriculture Law<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/agrilife.org\/texasaglaw\/2014\/03\/24\/eminent-domain-in-texas-part-2-condemnation-proceedings-step-by-step\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Eminent Domain in Texas (Part 2) - Condemnation Proceedings Step by Step - Texas Agriculture Law\" \/>\n<meta property=\"og:description\" content=\"*This article is not a substitute for the advice of an attorney.* We\u00a0are continuing on in our multi-part series regarding eminent domain in Texas.\u00a0Please feel free to read Part 1 here\u00a0 if you missed that post. Today’s\u00a0blog provides the basic information about the rules governing condemnation proceedings in Texas and includes links to the applicable statutory provisions where possible.\u00a0 Condemnation proceedings have very different procedures than other civil cases.\u00a0 It is important for landowners to understand the condemnation process in case they ever find themselves faced with a... 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Today’s\u00a0blog provides the basic information about the rules governing condemnation proceedings in Texas and includes links to the applicable statutory provisions where possible.\u00a0 Condemnation proceedings have very different procedures than other civil cases.\u00a0 It is important for landowners to understand the condemnation process in case they ever find themselves faced with a... 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