Mechanic's Lien Guide
Texas Mechanic's Lien Guide
Lien deadlines, notice requirements, and filing procedures for contractors, subcontractors, and suppliers in Texas.
Texas Lien Deadlines
Preliminary Notice
15th day of the 3rd monthOn non-residential projects, serve by the 15th day of the 3rd month following the month that work was performed or materials were supplied.
Mechanic's lien
15th day of the 4th monthOn commercial projects, must be filed by the 15th day of the 4th month in which you LAST provided labor or materials (your last day - NOT the last day of the project completion). Enforcement must be initiated within 1 year of the last date a lien could be filed.
Calculate your Texas Mechanics Lien Deadline
Your project
DISCLAIMER: These deadlines are pulled from recent lien laws, but you should consult a lien expert or lawyer to understand the deadlines specific to your situation.
Texas deadlines
Showing deadlines for a Subcontractor. Deadlines can vary by role.
Enter your project dates on the left to calculate exact deadline dates.
Preliminary Notice
Non-residential: first-tier subs by the 15th day of the 3rd month following each month of unpaid work; lower-tier subs by the 15th day of BOTH the 2nd and 3rd months. Residential: by the 15th day of the 2nd month. (2nd-month notices only for projects started in 2021.)
Enter project dates to calculate
Mechanics Lien Filing
Non-residential: by the 15th day of the 4th month after the month of last furnishing. Residential: by the 15th day of the 3rd month after last furnishing.
Enter project dates to calculate
Enforcement (foreclosure)
Non-residential: later of 2 years after the lien-filing deadline or 1 year after project completion/termination/abandonment; for original contracts on/after 1/1/22, generally 1 year from the last date the claimant could file a lien. Residential: later of 1 year after the filing deadline or 1 year after completion.
Calculated once you record the lien
Unpaid-balance state: your lien may be limited to the amount the owner still owes the general contractor when notice is received.
Texas Lien Guide
Preliminary Notice & Notice of Intent
Preliminary Notice: For residential projects, consult legal counsel. Strict homestead protections may apply. For subcontractors and suppliers on commercial projects, notice must be sent by the 15th day of the 3rd month following the month work was performed. Notice of Intent to Lien: Not required.
Who Can File a Mechanic's Lien
Contractors, subcontractors, laborers, and suppliers are entitled to mechanic's lien rights in Texas. Design professionals must be licensed (if required) to qualify for mechanic's lien rights.
Who Gets the Notice
Notice is given to the project owner and general contractor.
Information Required
Information needed to file a mechanic's lien in Texas includes: - Project owner’s name - Labor/materials description - Property description - Amount owed - Claimant’s info - Last work date - Claimant’s role
Texas Public Works
In Texas, a mechanic's lien on public works projects is not available. In Texas, subcontractors and suppliers can file suit on payment bonds for public works projects over $25,000. A Bond Notice is required by subcontractors and suppliers by the 15th day of the 3rd month following work performed or materials supplied. Suit must be filed not less than 60 days from the date notice is given and not more than 1 year after the date claim is filed.
Texas Lien Statutes
Official Resources
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