AFFIRNI; Opinion Filed January 14, 2013.
lnTbe Qiourt of Appeals lf.iftl! ilistrict of Wexas at 1ilallas No. 05-11-01023-CV
PIDLLIP CARO, Appellant
v. ·FEDERAL HOMKLOAN~MORTGAGE CORPORATION, Appellee i-::
On Appeal froin th.e County Co-urt at Law No. 2 Dallas County, Texas Trial Court Cause No. CC-11-04179-B
MEMORANDUM OPINION Before Justices Bridges, Lang, and Richter• Opinion By Justice Lang
This is an appeal from a judgment in a forcible detainer action awarding to Federal Home
Loan Mortgage Corporation (FHLMC) possession of property located at 412 Orchard Hill Drive,
Cedar Hill, Texas 7 5104 ("property"). In a single issue, Phillip Caro, appearing pro se, argues the
trial court erred in granting judgment in favor ofFHLMC because the complaint and notice to vacate
were insufficient? We affirm the trial court's judgment.
1 The Honorable Martin Richter, Retired Justice, Fifth District Court of Appeals, Dallas, Texas, sitting by assignment.
2 Caro filed the notice of appeal individually, but argues at times as if he is joined by other occupants of the property. However, because no other
occupants joined Caro in the notice of appeal, we address the arguments raised only as they pertain to him. See TEX. R. APP. PRoc. 25.l{c), (dXS). I. BACKGROUND
FHLMC purchased the property at a foreclosure sale on September 7, 2010, after Caro and
LaToya Alexander defaulted on a promissory note that was secured by a deed of trust covering the
property. Pursuant to the deed of trust, Caro, Alexander, and any other occupant became tenants at
sufferance subject to removal by writ of possession or other court proceeding.
On January 18,2011, and again on January 31,2011, FHLMC gave Caro, Alexander, and
tenant Patsy R. Johnson written notice to vacate the property. The notices, sent both by certified
mail, return receipt requested and regular mail, informed Caro, Alexander, and Johnson that suit
would be filed if the property was not timely vacated. The first notice gave three days to vacate and
the second notice gave ninety days.
On May 18, 2011, after Caro, Alexander, and Johnson had failed to vacate the property, '·. FHLMC filed its forcible detainer action in justice court and attached to the petition a copy of the . · . -~ deed of trust. The petition stated that FHLMC o~ed the property and was entitled to immediate ..
possessiOn. The petition also stated that Caro, Alexander, and Johnson were given written notice
to vacate the property, but they failed and refused to leave. The petition identified the property by
its street address as well as by the legal description found in the deed of trust. Caro, Alexander, and
Johnson failed to answer the petition, and the justice court rendered judgment in favor ofFHLMC.
This judgment was subsequently appealed to the county court at law.
At the de novo bench trial, FHLMC offered into evidence without objection (1) a substitute
trustee's deed showing FHLMC purchased the property at the foreclosure sale, (2) the deed of trust,
and (3) copies of the notices to vacate sent to Caro, Alexander, and Johnson. Johnson, the sole
· defendant to appear, offered no evidence, and FHLMC was again awarded judgment. The trial court
did not file findings of fact and conclusions of law, and none were requested.
-2- II. SUFFICIENCY OF THE PETITION
Relying on Steele v. Steele, 2 Willson 299, {Tex. Ct. App. 1884), Caro challenges the
sufficiency of the petition and appears to argue FHLMC should have attached an exhibit containing
the "correct legal description."
The record reflects Caro failed to file an answer to FHLMC's petition and failed to appear
at trial. However, Caro contends that "[a]n objection" to the sufficiency ·of the description of the ·
property sou~t to be recovered in a forcible detainer action "can be first made on appeal." In
support, Caro cites to Granbeny v. Storey, 127 S.W. 1122 {Tex. Civ. App. 1910, no writ). Caro's
reliance on Granbeny is misplaced. As FHLMC points out, the Granberry court specifically
concluded that a complaint about the property description raised for the first time on appeal was late
and should have been made to the trial court. 127 S.W. at 1125 (op. on reh'g). Nonetheless, we . -_ ; -~ ·, :,..-. '· . . · address the merits ofCaro's complaint. : ' ·· . ·· ~. . - ,. . A:· Applicable La~v ·
Pursuant to Texas Rule of Civil Procedure 741, a complaint for forcible entry and detainer
must "describe the lands, tenements or premises, the possession of which is claimed, with sufficient
certainty to identify the same .... " See TEX. R. Civ. P. 741. This Court has previously concluded
that a street address is sufficiently certain to identify the premises made the subject of a detainer
action. Mitchell v. Citifin. Mortg. Co., 192 S.W.3d 882, 883 (Tex. App.-Dallas 2006, no pet.).
B. Application of the Law to the Facts
Although Caro contends that FHLMC did not sufficiently describe the property sought to
be recovered because FHLMC did not attach an exhibit containing the correct legal description, no
such requirement exists. FHLMC's petition for forcible detainer includes the street address of the
property, and this was sufficient. See Mitchell, 192 S. W .3d at 883. Moreover, contrary to Caro' s
-.)-"' contention, the petition in fact included as an attachment the deed of trust which contained the legal
description of the property. We decide against Caro as to this argument.
III. Sufficiency of the Notice to Vacate
In a single sentence, Caro also argues that FHLMC's notice to vacate was insufficient. Caro
argues that FHLMC "failed to follow" the property code and provide him notice to vacate the
property.
A. Applicable Law
To prevail in its suit, FHLMC had to show, among other things, that FHLMC gave proper
notice to Caro to vacate the property. See Elwell v. Countrywide Home Loans, Inc., 267 S.W .3d 566,
568-69 (Tex. App.-Dallas 2008, pet. dism'd w.o.j.). Under Texas Property Code section 24.005,
unless the parties have contracted for a different notice period, a tenant by sufferance is entitled to· · \.. : .: - ~ .""" ·, .~ ..
·at least three days' written notice to vacate before ·a forcible detainer action is filed. See TEX. PROP. .. .. ..
- . CODE ANN.§ 24.005(b) (West Supp. 2012). The notice t'oivacatemay be given by regular mail,
registered mail, or certified mail, return receipt requested. Jd.' at§ 24.005(f).
B. Standard of Review
When findings of fact and conclusions oflaw are not filed or properly requested, it is implied
that the trial court made all necessary findings to support its judgment. Beck v. Walker, 154 S.W.3d
895, 902 (Tex. App.-Dallas 2005, no pet.). When, as here, a reporter's record is filed, an appellant
may challenge the legal and factual sufficiency of these implied findings. Jd. Challenged fmdings
are reviewed under the same legal and factual sufficiency standards used in reviewing jury findings.
Walker v. Anderson, 232 S.W.3d 899, 907 (Tex. App.-Dallas 2007, no pet.). In challenging the
legal sufficiency of the evidence to support a finding on an issue for which the appellant did not have
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AFFIRNI; Opinion Filed January 14, 2013.
lnTbe Qiourt of Appeals lf.iftl! ilistrict of Wexas at 1ilallas No. 05-11-01023-CV
PIDLLIP CARO, Appellant
v. ·FEDERAL HOMKLOAN~MORTGAGE CORPORATION, Appellee i-::
On Appeal froin th.e County Co-urt at Law No. 2 Dallas County, Texas Trial Court Cause No. CC-11-04179-B
MEMORANDUM OPINION Before Justices Bridges, Lang, and Richter• Opinion By Justice Lang
This is an appeal from a judgment in a forcible detainer action awarding to Federal Home
Loan Mortgage Corporation (FHLMC) possession of property located at 412 Orchard Hill Drive,
Cedar Hill, Texas 7 5104 ("property"). In a single issue, Phillip Caro, appearing pro se, argues the
trial court erred in granting judgment in favor ofFHLMC because the complaint and notice to vacate
were insufficient? We affirm the trial court's judgment.
1 The Honorable Martin Richter, Retired Justice, Fifth District Court of Appeals, Dallas, Texas, sitting by assignment.
2 Caro filed the notice of appeal individually, but argues at times as if he is joined by other occupants of the property. However, because no other
occupants joined Caro in the notice of appeal, we address the arguments raised only as they pertain to him. See TEX. R. APP. PRoc. 25.l{c), (dXS). I. BACKGROUND
FHLMC purchased the property at a foreclosure sale on September 7, 2010, after Caro and
LaToya Alexander defaulted on a promissory note that was secured by a deed of trust covering the
property. Pursuant to the deed of trust, Caro, Alexander, and any other occupant became tenants at
sufferance subject to removal by writ of possession or other court proceeding.
On January 18,2011, and again on January 31,2011, FHLMC gave Caro, Alexander, and
tenant Patsy R. Johnson written notice to vacate the property. The notices, sent both by certified
mail, return receipt requested and regular mail, informed Caro, Alexander, and Johnson that suit
would be filed if the property was not timely vacated. The first notice gave three days to vacate and
the second notice gave ninety days.
On May 18, 2011, after Caro, Alexander, and Johnson had failed to vacate the property, '·. FHLMC filed its forcible detainer action in justice court and attached to the petition a copy of the . · . -~ deed of trust. The petition stated that FHLMC o~ed the property and was entitled to immediate ..
possessiOn. The petition also stated that Caro, Alexander, and Johnson were given written notice
to vacate the property, but they failed and refused to leave. The petition identified the property by
its street address as well as by the legal description found in the deed of trust. Caro, Alexander, and
Johnson failed to answer the petition, and the justice court rendered judgment in favor ofFHLMC.
This judgment was subsequently appealed to the county court at law.
At the de novo bench trial, FHLMC offered into evidence without objection (1) a substitute
trustee's deed showing FHLMC purchased the property at the foreclosure sale, (2) the deed of trust,
and (3) copies of the notices to vacate sent to Caro, Alexander, and Johnson. Johnson, the sole
· defendant to appear, offered no evidence, and FHLMC was again awarded judgment. The trial court
did not file findings of fact and conclusions of law, and none were requested.
-2- II. SUFFICIENCY OF THE PETITION
Relying on Steele v. Steele, 2 Willson 299, {Tex. Ct. App. 1884), Caro challenges the
sufficiency of the petition and appears to argue FHLMC should have attached an exhibit containing
the "correct legal description."
The record reflects Caro failed to file an answer to FHLMC's petition and failed to appear
at trial. However, Caro contends that "[a]n objection" to the sufficiency ·of the description of the ·
property sou~t to be recovered in a forcible detainer action "can be first made on appeal." In
support, Caro cites to Granbeny v. Storey, 127 S.W. 1122 {Tex. Civ. App. 1910, no writ). Caro's
reliance on Granbeny is misplaced. As FHLMC points out, the Granberry court specifically
concluded that a complaint about the property description raised for the first time on appeal was late
and should have been made to the trial court. 127 S.W. at 1125 (op. on reh'g). Nonetheless, we . -_ ; -~ ·, :,..-. '· . . · address the merits ofCaro's complaint. : ' ·· . ·· ~. . - ,. . A:· Applicable La~v ·
Pursuant to Texas Rule of Civil Procedure 741, a complaint for forcible entry and detainer
must "describe the lands, tenements or premises, the possession of which is claimed, with sufficient
certainty to identify the same .... " See TEX. R. Civ. P. 741. This Court has previously concluded
that a street address is sufficiently certain to identify the premises made the subject of a detainer
action. Mitchell v. Citifin. Mortg. Co., 192 S.W.3d 882, 883 (Tex. App.-Dallas 2006, no pet.).
B. Application of the Law to the Facts
Although Caro contends that FHLMC did not sufficiently describe the property sought to
be recovered because FHLMC did not attach an exhibit containing the correct legal description, no
such requirement exists. FHLMC's petition for forcible detainer includes the street address of the
property, and this was sufficient. See Mitchell, 192 S. W .3d at 883. Moreover, contrary to Caro' s
-.)-"' contention, the petition in fact included as an attachment the deed of trust which contained the legal
description of the property. We decide against Caro as to this argument.
III. Sufficiency of the Notice to Vacate
In a single sentence, Caro also argues that FHLMC's notice to vacate was insufficient. Caro
argues that FHLMC "failed to follow" the property code and provide him notice to vacate the
property.
A. Applicable Law
To prevail in its suit, FHLMC had to show, among other things, that FHLMC gave proper
notice to Caro to vacate the property. See Elwell v. Countrywide Home Loans, Inc., 267 S.W .3d 566,
568-69 (Tex. App.-Dallas 2008, pet. dism'd w.o.j.). Under Texas Property Code section 24.005,
unless the parties have contracted for a different notice period, a tenant by sufferance is entitled to· · \.. : .: - ~ .""" ·, .~ ..
·at least three days' written notice to vacate before ·a forcible detainer action is filed. See TEX. PROP. .. .. ..
- . CODE ANN.§ 24.005(b) (West Supp. 2012). The notice t'oivacatemay be given by regular mail,
registered mail, or certified mail, return receipt requested. Jd.' at§ 24.005(f).
B. Standard of Review
When findings of fact and conclusions oflaw are not filed or properly requested, it is implied
that the trial court made all necessary findings to support its judgment. Beck v. Walker, 154 S.W.3d
895, 902 (Tex. App.-Dallas 2005, no pet.). When, as here, a reporter's record is filed, an appellant
may challenge the legal and factual sufficiency of these implied findings. Jd. Challenged fmdings
are reviewed under the same legal and factual sufficiency standards used in reviewing jury findings.
Walker v. Anderson, 232 S.W.3d 899, 907 (Tex. App.-Dallas 2007, no pet.). In challenging the
legal sufficiency of the evidence to support a finding on an issue for which the appellant did not have
the burden of proof, the appellant must demonstrate no evidence exists to support the adverse
-4- finding. Aland v. Martin, 271 S.W.3d 424,429 (Tex. App.-Dallas 2008, no pet.). In challenging
the factual sufficiency of the evidence to support such a finding, the appellant must demonstrate the
evidence is so weak as to be clearly wrong and unjust. THI oJTe"t. at Lubbock I, LLC v. Perea, 329
S.W.3d 548, 572 {Tex. App.-Amarillo 2010, pet. denied).
C. Application ofLaw to Facts
Caro does not argue, and nothing in the record reflects, the parties contracted for a notice
period greater than three days. The record here reflects both regular and certified mail notices
demanding vacation of the property were sent to Caro on two dates in January 2011. The record
further reflects FHLMC filed its petition three months later, on May 18, 2011. We conclude the
record before us contains some evidence supporting the trial court's implied finding that the notice
FHLMC gave Caro was proper and that evidence is not so weak as to be clearly wrong and unjust. I, : I ·:, ..
. . .·... ·See TEX. PROP. CODE ANN.§ 24.00§(b)~(f); Aland, 271: S.W.2d-at429; Perea, 329 S.W.3d at 5.72 .
IV. CONCLUSION
We decide Caro's sole issue against him and affirm the trial court's judgment.
111023F.P05
-5- C!iourt of Ap-p .euls lf.iftq 1ilistrict of W.exu.s at 1ilullu.s JUDGMENT
PHILLIP CARO, Appellant Appeal from the County Court at Law No.2 of Dallas County, Texas. {Tr.Ct.No. CC-11- No. 05-11-01023-CV V. 04179-B). Opinion delivered by Justice Lang, Justices FEDERAL HOME LOAN MORTGAGE Bridges and Richter participating. CORPORATION, Appellee
In accordance with this Court's opinion of this date, we AFFIRM the trial court's judgment. We ORDER that appellee Federal Home Loan Mortgage Corporation recover its costs of this appeal from appellant Phillip Caro.
Judgment entered January 14, 2013. I . . ~ : .l . . :. ~"