HARRIS COUNTY, Texas – Doorbell camera video captured a heated exchange between two people, both staking claim to the same Aldine-area home.
The confrontation, which took place last March, led to a court hearing which was held Thursday.
Unlike in past cases where home titles were switched without the owner’s knowledge, this incident is legally complex. The sale of the Twinbrooke home, which Maricruz Reyes inherited in 2018 through her stepfather’s will, is being contested by Quality Property Solutions, who claims new ownership.
Manfred Sternberg represents Reyes and says the doorbell camera video is one of the reasons he is representing her.
“Well, it’s a manipulation of the law and it’s a clever little business model that they have. And I don’t think it’ll fly in front of a jury,” he said.
During the brief 15-minute hearing, no ruling was made because no evidence was filed. However, the judge expressed interest in how Quality Property Solutions obtained the title, given the existing will favoring Reyes.
“Your client bought property from an heir who didn’t get heirship,” said Judge Jerry Simoneaux while at bench. Simoneaux ‘strongly suggested’ Rob Todd, the attorney representing Quality Property Solutions, LLC, to figure out how his client was about to “acquire title from someone who didn’t have title to give.”
Todd didn’t speak to KPRC 2 after the hearing. He said he wanted to speak with his client before commenting.
The case hinges on the probate timing. Reyes did not probate the will within the standard four-year period, which according to Sternberg, allows for exceptions due to circumstances like the Covid pandemic.
“There are reasons why you can get excused from the default. And that’s what we’re seeking here in court,” Sternberg said.
Todd’s court filings questions how Reyes got the home in the will.
“She was never to Mr. [David Anthony] Rodasti, is not a biological heir, and claims to have been a caregiver to Mr. Rodasti who died of ‘leg ulcers’ caused by advanced diabetes on April 17, 2017, who was unaware of his required prescribed medications on the day he died,” the filing reads. “There is no evidence that Plaintiff Maricruz Reyes had a reasonable excuse for her delay in failing to file this suit over four (7) years after the death of David Rodasti.”
“It would make my case less believable”
Sternberg says two doorbell camera footage is critical to his case.
According to court documents, the owner of Quality Property Solutions, LLC, Thomas Perry visits the home on March 26, 2024, “to advise Ms. Reyes that the property was on the list to be sold.”
The seven-minute video was shared with KPRC 2’s Rilwan Balogun.
"I’m a real estate investor. I buy properties from people, typically with dead people in title and behind in taxes," Perry said in the recording.
Reyes can be heard telling Perry she was caught up on the taxes.
“You know that today is Tuesday, right," Perry asked.
“Yes,” Reyes replied.
“And you know that next Tuesday is the first Tuesday in April,” Perry said. “Did you know that? You know what’s special about the first Tuesday of every month? Well, that’s foreclosure Tuesday. And the constable’s already posted the notice on your door, right?”
“We already have went through the taxes and took care of all that," Reyes told Perry. “We’ve already been taking care of them on a payment plan.”
Perry then asks further questions about ownership of the property, Reyes' connection to Rodasti (prior owner/Reyes' stepfather), and they agree to keep in touch.
The interaction ends with pleasantries.
Reyes' attorney says this interaction is key to his case.
“She told him clearly; I own this property. I have a will, I own it. And he said, I don’t care,” Sternberg said. “I’m going to buy it anyway. So, he’s charged with knowledge so he cannot be a bona fide purchaser.”
‘Bona fide purchaser’ according to the Texas Attorney General’s Office is defined as “one who in good faith purchases the property for a valuable consideration without notice of adverse claims against the property.”
“He knew exactly what he was doing,” Sternberg said. “And what he did was he went and talked to her, trying to push her out voluntarily. And then when he realized that he could buy the house, he bought it three days later and got a title policy."
Court documents and timestamped doorbell footage shows Perry returned to the home two days later, March 28th. The recording shared with KPRC 2 shows a contentious interaction between the two mid conversation.
The two argue over whether Reyes had probated Rodasti’s will within four years. In Texas, probating a will allows a judge to validate it and distribute the person’s property. If it doesn’t happen anyone can purchase it.
“It’s a manipulation of the law and it’s a clever little business model,” Sternberg said. “He’s manipulating the law. He’s waiting for the proverbial little old lady not to probate the will. And if the will is not probated, he’ll find someone who he thinks he can take title from and then try to evict the person from the property.”
On March 29th, according to documents, Perry went to a title company “allegedly executed a warranty deed purporting to sell the property to quality for the consideration of $90,000. On April 1, 2024, Defendant Quality filed a suit to evict Ms. Reyes from the property,” documents state.
Reyes wasn’t evicted from the home because Sternberg stepped in.
Judge Simoneaux said he wants to quickly move the case along.
