Selling a Vacant House in Richland Hills, Texas

When a Richland Hills house counts as vacant

Richland Hills is a small Tarrant County city, about 8,546 people in the Census Bureau 2024 estimate. It also has a rule that matters to anyone selling an empty house there: under Article XV of Chapter 14 of the city code, owning a vacant residential building without a certificate of registration is an offense (Division 3).

A house zoned or last used as a residence is presumed vacant 90 days after the earliest of these dates:

• its certificate of occupancy expires;
• one or more necessary utilities are disconnected;
• a water bill for the address shows no water usage; or
• a city inspection finds it appears unoccupied.

The code lists defenses. Among them: the house was occupied within the previous 90 days; it was being renovated, repaired or demolished, with valid permits where required, and had been occupied within 90 days; a fire, flood, storm or other casualty within the past 60 days made it unlivable, unless the owner or someone acting for the owner caused it on purpose; or the building official granted a written extension. If a parent has moved out and the house will sit while the family decides what to do, ask the building official about an extension early.

Registration, insurance and a vacant building plan

The application goes to the building official on the city's form (§ 14-499). It asks for the names and addresses of every owner and lienholder, the date the house was last occupied, an emergency contact, proof of insurance and consent for the building official to enter at reasonable times. The registration and inspection fees per vacant unit are in the city's fee schedule (§ 14-500).

The general provisions in Division 1 add more:

• Insurance. Property casualty coverage of at least the building's value in the last Tarrant Appraisal District assessment, with a deductible no higher than $5,000, plus at least $25,000 of liability coverage for a residential building. The city must be named as an additional insured.
• A vacant building plan. Due within 30 days after the certificate is issued and updated at least every six months. It covers fixing any violations, keeping the place secure and free of pests, any repair or demolition schedule, and a plan for occupying, leasing or selling. If the plan does not list the house with a licensed real estate firm, it needs a specific marketing strategy, which is subject to city council review.

Renewal, a change of owner and fines

A certificate lasts until the earliest of one year after it is issued, a change in controlling ownership, the house becoming occupied, or demolition. The building official sends written notice at least 60 days before it expires, and the owner must apply to renew at least 30 days before that date. The certificate cannot be transferred and expires when controlling ownership changes, so it does not pass to a buyer. While the house is registered, the registrant must tell the building official within ten days after any material change in the application, including a change in ownership (§ 14-499). Notices count as delivered three business days after they are mailed to the address on the most recent application, so update that address if you move. Each day of a violation is a separate offense, with a fine of up to $2,000 (Division 1).

Tarrant County offices for a Richland Hills sale

The value the insurance rule refers to comes from the Tarrant Appraisal District. The City of Richland Hills is one of the units on the rate list of the Tarrant County tax office, so the county tax office collects it. If the owner has died, probate goes to the county where that person lived (Estates Code 33.001); for a Tarrant resident, that is the Tarrant County probate courts. Deeds go to the Tarrant County Clerk. Housing Opportunities of Fort Worth offers housing counseling to low- to moderate-income residents of Tarrant and contiguous counties. Our page on selling an inherited house covers the estate side.

Selling to Cash Home Advisors

You can sell your Richland Hills house to Cash Home Advisors as-is without making repairs. We can close in 7–14 days and we pay all closing costs. How it works · Request an offer

Local offices for this area

• Tarrant County Tax Assessor-Collector: property tax
• Tarrant County Clerk: real estate records
• Tarrant County probate courts
• Richland Hills Code, Chapter 14, Article XV, Division 1 (vacant buildings: general provisions)

ZIP codes we buy in: 76118