Texas HOA Collections, Dunning & Credit Kit — Letters (PDF)

Fill-in letters to itemize an HOA bill, demand a 3-month payment plan, challenge collector and attorney fees, and dispute what a management company reported to the credit bureaus — including a late that was not late and “owed to the manager.” Instant PDF. Not legal advice. Not for condos.

They sent a lump sum. Make them itemize it.

Texas Property Code § 209.0063 says how payments must be applied (assessments before fines). § 209.0064 requires certified mail and 45 days before you can be charged a collection agent’s fees. § 209.0065 says they may not report a pending dispute to a credit bureau.

This kit is the letters for the bill, the collector, and the credit file — plus filled-in Fort Worth samples.

What is inside:

THE BILL

• C1 Itemize the dunning letter (assessments vs fines vs attorney vs collector) and demand your ledger

• C2 Already paid / wrong lot

• C3 Payment plan — generally at least 3 months; you can dispute fines and still plan the assessments

• C4 Collector fees added too early (no 45-day certified notice)

• C5 Attorney’s fees before a hearing ends; demand invoices (§ 209.008)

THE COLLECTOR

• C6 FDCPA validation (15 U.S.C. § 1692g)

• C6b Overshadowing — “pay in 10 days” inside the 30-day dispute window

• C6c Texas Finance Code § 392.202 — written notice of inaccuracy; they must cease collection and investigate; § 392.304 (character, extent, or amount — not only the dollars)

THE CREDIT FILE (management companies that report)

Inaccuracy is not only the balance. A true assessment can still be reported with a false late, wrong status, wrong dates, or as a debt you owe the MANAGER (you don’t have an account with them — you owe the association, if anyone).

• C7 To the HOA: pending dispute, do not report (§ 209.0065)

• C7b FCRA direct dispute to whoever’s NAME IS ON THE TRADELINE (often the management company) — every field, including “not my account with this furnisher”

• C8 First dispute to Equifax, Experian, TransUnion — after the green cards are back

• C8b Second bureau letter if they keep reporting a false late, wrong status, or the manager as your creditor

• Tradeline field list (status, 30-60-90 grid, date of first delinquency, last payment, payment applied to fines first)

ALSO

• C9 Writing only (does not stop a foreclosure)

• C10 Payoff / refinance itemization

• How to send: clocks, certified mail, who gets which envelope

Typical first envelope: C1. Add C6/C6b/C6c if a collector wrote. Add C7+C7b if they report. C8 only after those receipts are back.

Not included: a lawyer, a credit-repair company, a guaranteed bureau wipe, or Chapter 82 condo procedure. A false delinquency should come off that FIELD. A manager’s tradeline in THEIR name can be a not-my-account dispute as to THEM. A lawful assessment, correctly reported, may stay. If you have a foreclosure or a lawsuit, stop and call a Texas attorney.

Personal use. One household. Instant download.