Every real estate investor is hunting for the edge—the strategy that gets them ahead of competitors. One untapped opportunity? Leveraging the Texas Public Information Act to identify vacant properties and other potential leads. While this approach isn’t widely utilized, it’s effective, unique, and can deliver impressive results when done correctly. If you’re ready to learn how to use this tool to uncover opportunities, keep reading.
The Texas Public Information Act gives anyone the right to access government records. For investors, that can mean data like water shut-offs that point to vacant properties. While the process requires a little effort, the reward is worth it—especially since most investors skip this step altogether.
The Texas Public Information Act is a state law that allows individuals to request records from government agencies. This is different from the federal Freedom of Information Act (FOIA), which applies to federal agencies. For example, while FOIA might be used to request data from organizations like the U.S. Postal Service, the Texas Public Information Act is focused on cities and municipalities.
Both laws share the same basic principle: transparency. They give you the ability to request records for your business, as long as the information isn’t protected by law. Whether it’s state or federal, these requests can open doors to valuable leads—if you know how to use them.
Why Vacant Properties Are Gold for Investors
Vacant properties present less emotional resistance compared to pre-foreclosure deals, making them ideal targets for investors. When dealing with pre-foreclosures, owners are often emotionally tied to their homes. They may be in denial about losing the property, delaying negotiations or creating roadblocks.
Vacant properties are different. Once an owner moves out, they often mentally and emotionally detach from the house entirely. These properties can offer motivated sellers who are ready to strike a deal. And finding them? That’s where water utility data comes in.
Using Water Shut-Off Data to Spot Vacant Properties
Here’s the key: When someone moves out of a property, they usually cancel their utilities. Among those utilities, water is the most reliable indicator of vacancy. Electricity and gas may stay active during a transition, but water is almost always shut off when a house is vacated. Why? Nobody needs running water in a house they aren’t living in.
Canceling water service might indicate several scenarios:
- The house was sold and vacated during a traditional sale (not helpful for investors).
- The owner moved out, leaving the property vacant (ideal scenario).
- The owner fell behind financially, leading to distress and possibly foreclosure.
- A sudden emergency, like a major leak, caused a utility shut-off.
Three out of four of these situations signal an opportunity for an investor to step in.
The Process of Collecting Water Utility Data
Tracking down water utility records isn’t as simple as calling up the water department. In fact, that’s one of the most common mistakes people make. Most water departments don’t handle open records requests. Instead, you’ll usually need to contact the City Secretary or the City Attorney, depending on the municipality.
Here’s the step-by-step process to request water shut-off data:
Step 1: Visit the City’s Website
Many municipalities have a dedicated section on their website for Public Information Act requests. Search for terms like “Public Information Act Dallas” or “Open Records Request Fort Worth.” You’ll often find an email address, fax number, or online form to submit your request.
Step 2: Submit a Clear and Specific Request
When filing your request, make it as specific as possible. For example:
“I am requesting a list of residential properties where water service has been shut off between [date] and [date].”
This specificity helps reduce delays and ensures you’re getting exactly what you need. Some cities may require a small fee to process your request.
Step 3: Follow Up if Needed
Government agencies are required to follow timelines when responding to public records requests. If you don’t receive a response within the allotted time (usually 10 business days in Texas), follow up and be persistent.
Step 4: Interpret the Data
Once you receive the list, it’s time to analyze it. Look for addresses indicating possible vacancies. Cross-reference the data with other sources, like property records, to confirm ownership and status.
Handling Cities That Push Back
Not every city will cooperate right away. Some may deny your request or claim the information isn’t public. This is where the Office of the Attorney General (OAG) in Texas becomes important. If a city refuses to comply, the OAG can review the situation and decide if the denial is valid. Keep in mind, cities that fail to comply with the Public Information Act can face legal penalties—even criminal charges.
The OAG serves as your safety net, ensuring government agencies follow the law. This backing adds weight to your requests, so don’t be afraid to assert your rights if you hit resistance.
Organizing Your Leads and Tracking Results
Once you’ve accessed the data, create a system to track results. Set up separate phone numbers or campaigns for water shut-off leads, probates, and foreclosures. This helps you identify which strategy is generating the most traffic and adjust your focus accordingly.
In many cases, water shut-off lists generate more leads at a lower cost compared to other traditional sources. That alone makes this strategy worth pursuing.
Building Your Own List Separates You from the Pack
Here’s why this strategy stands out: Most investors don’t do it. Why? It takes effort. You must build the list yourself, and that weeds out lazy competition. Sure, it’s more work than buying a pre-built foreclosure list, but if you’re willing to grind, the results will speak for themselves.
If you’re worried about competition, don’t be. Even in high-demand markets like foreclosures, success comes down to execution. Plenty of people know about different real estate strategies, but few take the time to master them. Focus on doing it better and faster than anyone else.
Final Thoughts: Take Action and Stay Innovative
The Texas Public Information Act is a powerful tool for real estate investors. By requesting water shut-off data, you can uncover leads others overlook. Is it more work? Yes. But the best opportunities often require a little extra effort.
Don’t let hesitation or fear of competition hold you back. Real estate success depends on execution, perseverance, and creativity. Use this strategy, adapt as needed, and keep pushing forward. You might just find this tactic becomes one of the most valuable tools in your toolbox.
