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Public Works - Adjudicated Property

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1. What is Adjudicated Property?

It is immovable property on which the property taxes were not paid and which was not purchased at the subsequent tax sale. If no one buys the property at this tax sale, state law requires that it be “adjudicated” to the Parish. Once the property is adjudicated to the Parish, it will not come up for another tax sale. It can only be; redeemed (which will place the property back in the name of the tax debtor), sold by the Parish through the abandoned adjudicated process or declared needed by the Parish for public purposes.

2. Is all Adjudicated Property available for sale?

The Parish is authorized to only sell property which has been adjudicated since January 1, 1975 and has been listed on the tax roll as adjudicated for the past three years. For example an application for property adjudicated for 2010 taxes will not be accepted until 2014.

3. What law gives the Parish the right to sell property?

House bill 337 by Representative Burrell (signed by the Governor - Act819) provides relative to property taxes, tax sales and adjudicated property. Provides general provisions, definitions, payment and collection. Further provides for tax sales of movable and immovable propety for adjudicated property and provides for redemptions and procedures to quiet tax title and to annul.

4. If I acquire adjudicated property, will I obtain the mineral rights?

No, Established June 2nd, 2008 The Parish of Caddo will reserve any and all of the oil, gas, and other mineral rights under the subject property.

5. If I own the property can’t I just purchase it through the Adjudicated Process?

No, do not commence this process if you are the tax debtor, his heir or assign because the sale will be treated as a redemption and all of the taxes, liens and judgments will still be owed.

6. I saw some property that looks abandoned can I call and check to see if it’s adjudicated?

No, the Parish Public Works department is only responsible for processing the sale of adjudicated property. To find out if property is adjudicated you will need to contact or visit the Caddo Assessor’s office located in the Caddo Parish Courthouse.

7. I own some property that is adjudicated what can I do?

If you own property that is adjudicated and no application has been filed in an attempt to purchase the property, you may be able to setup a payment plan. If an application is on file for the property you must pay all city and parish taxes, plus any cost that were incurred to the original applicant such as title report, appraisal or application, or attorney fees before removing it from adjudication.

8. What is the advantage of purchasing Adjudicated Property?

It provides a procedure to sell abandoned adjudicated property where often the owners cannot be located and/or the amount of taxes, liens, judgments and mortgages exceed the value of the property.

9. If I attempt to purchase some property and am not the highest bidder do I get my money back?

Yes, if you are not the highest bidder you will receive back the cost of completing the application process which includes any notice or application fees including any attorney fees which are accompanied with proof of receipt.

10. Can I find out who filed an application?

The public works department does not provide the name or any personal information concerning applicants that have filed an application or any one listed as interested in purchasing the property.

11. Where can I find a list of properties that are adjudicated?

The Parish does not maintain a list of Adjudicated Property. In order to discover which properties are adjudicated you must visit or contact the Caddo Tax Assessor’s office. There you will find a book that has a listing of all Adjudicated Property. In addition, the Caddo Assessors office has an online database that you can subscribe to for a fee.

12. If the owner decides to redeem the property; do I lose the money I’ve invested in the process?

No, if the owner decides to redeem the property you will be refunded the cost you incurred.

13. I heard I can purchase adjudicated property for only a dollar, is this true?

This is a program provided by the City of Shreveport, not the Parish. The Parish currently does not sell property for a dollar. For more information or questions about the City’s dollar program, contact the City of Shreveport at 318-673-6025.

14. How long does the process take to get adjudicated property?

Though the time may vary, the process typically takes between 8 to 12 months. Along with mandated time requirements, several outside factors may also hinder the process depending on how long the property has been adjucated, approved by the Parish Commission and the time for advertisement to be run.

15. In what publication does the Parish advertise upcoming sales of adjudicated properties?

Every year in June, the Caddo Commission votes on which publication to use as the official journal for the Parish. If you are not sure which paper is the official journal please contact the Commisison Clerk's Office at 318-226-6596.

16. Will I need to work with an Attorney in order to purchase adjudicated property?

Not necessarily, though an attorney can provide assistance and answer questions you have about purchasing adjudicated property. It is not required for you to have an attorney present.

17. Can I get my application fee back if I decide to no longer pursue the process?

No, once the process is started you can not stop and ask for your application fee back. The only time you can recover your application fee is if you are not the successful bidder.

18. Once I purchase Adjudicated Property do I get a clear title?

No, once you purchase property through adjudication you receive a tax title.

19. Will the Parish assist me in locating where a piece of adjudicated property is located?

Yes to a degree, the public works department will help you locate a one or two pieces of property that you are interest in, but the Parish is not responsible for locating several different properties. You will be required to do this yourself.

20. Why doesn’t the Parish list the property address for Adjudicated Property in the newspaper?

Due to the fact that a property address may not be valid or has changed, the Parish chooses to list only the legal description and geographical (GEO) number of the subject property.

21. When notifying interested parties must I send notices by certified mail?

No, according to Act 819 you can send notices to any interested party by use of regular mail. No signature or green card is required.

22. Which form of payment does the parish accept and whom do I make the check out to?

Dealing with adjudicated property the Parish only accepts certified funds such as a certified check or money order. We will not accept cash, personal check or credit card. You must make your payment out to Parish of Caddo.

23. Must I pay an application fee for each property or can I pay a fee for several properties at once?

Each parcel has its own individual Geographical number (GEO) and you are required to fill out an application for each parcel that you apply for. Each application will require a three hundred dollar application fee.

24. What is the lowest bid the Parish will accept on a parcel of property?

There is no minimum bid.

25. How long does the owner have to redeem the property?

Any time before a deed has been signed and filed in the courthouse; the owner(s) has the right of redemption. In order to redeem property the interested owning party must cure any penalites or fees that may have accrued during the application process.

26. If property becomes adjudicated does it then become the responsibility of the Parish?

No, just because the Parish has a tax interest in the property does not mean the Parish is responsible for any damages or issues that may occur on the property. If you have questions about property standards issues within the City of Shreveport or five miles beyond please contact Metropolitan Planning Commission (MPC) at 318-673-6440. Outside City limits and beyond five miles of the City of Shreveport, please contact the Caddo Parish Public Works department at 318-226-6930.