Sell a Decatur house without repairs

Water deposits, tenant balances and liens in Decatur

Decatur, a city of 8,266 in the Census Bureau's 2024 estimates, sets out its water billing rules in Chapter 14 of the city code. Three sections matter to an owner who is selling, especially a landlord:

• Deposits. Under section 14-98, a property owner's deposit is refunded after eighteen (18) consecutive months of service with no late payments, cutoff charges or penalties. That refund rule does not apply to tenants: a tenant's deposit stays on the account and is applied to the tenant's final bill. "Should the tenant deposit fail to cover the final bill, the property owner will be responsible for the remaining outstanding balance," and a new tenant cannot start service until all outstanding balances are paid in full.
• Due dates. Section 14-104 says bills go out by the first of the month and are due on the 15th. A late bill draws a penalty and a delinquency notice to the customer and to the landlord of a rental property, followed by ten (10) more days to pay before service is discontinued.
• Liens. Under section 14-105, the city may impose a lien on any property with a delinquent water bill not paid within thirty (30) days. The lien is perfected by recording a notice in the Wise County real property records and may include penalties, interest and collection costs.

If your tenant moved out owing money, ask the city for the account balance before you list, so you know whether a lien notice has been recorded.

Decatur's building standards commission

Decatur sends substandard buildings to a building standards commission (Chapter 10, Article IV). Section 10-105 calls a structure substandard if it fails the city's minimum standards to the extent that the life, health, property or safety of the public or its occupants is endangered. Notice goes by certified mail, personal delivery or signature-confirmation delivery to the record owners and to each holder of a recorded lien, is posted on the front door for unknown owners, and is mailed and posted on or before the 10th day before the hearing. It is also published once, by the same deadline, in a newspaper of general circulation in the city.

If the commission's order is not met in time, section 10-107 lets the city vacate, secure, remove or demolish at its own expense and assess the cost against the property. The city has a lien "unless the property is a homestead as protected by the Texas Constitution." The lien attaches when its notice is recorded with the county clerk, and it is extinguished if the owner or another person with an interest in the title reimburses the city.

Wise County appraisal and tax offices

The appraisal district and the county tax office for a Decatur address both have their offices in Decatur:

A value protest is filed with the Appraisal Review Board, not with the appraisal district, by May 15 or 30 days after the appraisal notice is delivered, whichever is later (Tax Code 41.44(a)).

Tenants and foreclosure notices

A tenant who will not leave. Property Code 24.0041 requires an eviction suit to be filed in the justice precinct where the property is located, and section 24.005 generally requires at least three days' written notice to vacate first, unless a written lease says otherwise (Property Code chapter 24). Call the Wise County justice courts to confirm which precinct covers the address. Legal Aid of NorthWest Texas lists Wise among the counties its Denton office serves and offers legal help for people who qualify (940-383-1406).

A foreclosure notice. Texas trustee sales are held on the first Tuesday of a month between 10 a.m. and 4 p.m. at the courthouse of the county where the land is, after at least 21 days' notice posted at the courthouse door, filed with the county clerk and mailed by certified mail to each debtor (Property Code 51.002). Our guide to stopping a foreclosure in Texas walks through the options before the sale date.

How Cash Home Advisors can help

Cash Home Advisors buys houses as-is, so you can sell the Decatur house without making repairs. We pay all closing costs, and we can close in 7–14 days. Se habla español.

Use the offer request page, read how it works, or look at our notes on utilities in a vacant house.

Local offices for this area

• Wise County Appraisal District
• Texas Comptroller, Wise County appraisal and tax office directory
• City of Decatur Code, Sec. 14-105 Water Liens
• City of Decatur Code, Sec. 10-107 Failure to Comply with Commission Order
• Legal Aid of NorthWest Texas, Denton office (serves Wise County)

ZIP codes we buy in: 76234