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TEXAS - Lien Laws By State
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Doing Construction Business in the State of TEXAS
1. Section 53.159 of the Texas Property Code imposes duties on Owners, Prime Contactors and Subcontractors to provide information to persons requesting information about a construction project. Owners are required to provide any potential lien claimant: (1) a legal description of the property; and (2) the name and address of any person having a prior recorded lien on the property; and (3) the name and address of the Surety, if any.
2. A Prime Contractor on a Public Works project for the state is required to provide a Payment Bond for all projects greater than $25,000. For Public Works projects under $25,000, a Subcontractor may file a lien for the funds due to the Prime Contractor from the governmental entity.
3. Federal Public Works projects over $100,000 are governed by the MILLER ACT, which requires Prime Contractors to provide a bond guarantying payment for Subcontractors providing labor or materials.
4. Lien rights are available beyond the Prime Contractor to Subcontractors, Materialmen, Laborers, Architects, Engineers and Surveyors.
5. Attorney fees can be included on an Affidavit for Mechanic’s Lien.
6. Residential construction by Texas Property Code means the construction or repair of a new or existing single family house, duplex, triplex, quadruplex or a unit in a multi-unit structure used for residential purposes that is (1) owned by one or more adult persons, and (2) used or intended to be used as a dwelling by one of the owners.
7. When construction work is done for a Tenant who is not the Owner within a strip shopping center, mall or office building, Prime Contractors and Subcontractors may only perfect a Affidavit for Mechanic’s Lien against physical property on the premises that are owned by the Tenant.
8. An Affidavit for Mechanic’s Lien (Residential Construction) must be filed by the 15th day of the third calendar month after the last day of the month in which material or labor is furnished. A Affidavit for Mechanic’s Lien (Commercial Construction) must be filed by the 15th day of the fourth calendar month after the last day of the month in which material or labor is furnished. The Affidavit for Mechanic’s Lien must be sent by Certified Mail to both the Owner and the Prime Contractor.
9. All Owners of a property being improved are required to retain ten percent (10%) of the original contract amount to satisfy lien claims. An Owner is also required to withhold payments to the Prime Contractor in the amount necessary to pay all lien claims for which he receives a Affidavit for Mechanic’s Lien.
10. Mechanic’s Liens take priority over other liens filed on the property after the commencement of construction. A Deed of Trust previously filed by a lender takes priority over any Mechanic’s Liens.
CHAPTER 53. MECHANIC’S, CONTRACTOR’S, OR MATERIALMAN’S LIEN
Acts 1983, 68th Leg., p. 3533, ch. 576, § 1, eff. Jan. 1, 1984.
Amended by Acts 1997, 75th Leg., ch. 526, § 2, eff. Sept. 1, 1997; Acts 1999, 76th Leg., ch. 889, § 1, eff. Sept. 1, 1999.
Acts 1983, 68th Leg., p. 3535, ch. 576, § 1, eff. Jan. 1, 1984.
Acts 1983, 68th Leg., p. 3535, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1997, 75th Leg., ch. 526, § 3, eff. Sept. 1, 1997.
Acts 1983, 68th Leg., p. 3535, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 395, § 1, eff. Sept. 1, 1989; Acts 1989, 71st Leg., ch. 1138, § 1, eff. Sept. 1, 1989; Acts 1991, 72nd Leg., ch. 16, § 16.01, eff. Aug. 26, 1991. Amended by Acts 1995, 74th Leg., ch. 851, §§ 1, 6, eff. Sept. 1, 1995; Acts 1999, 76th Leg., ch. 896, § 1, eff. Sept. 1, 1999.
Acts 1983, 68th Leg., p. 3536, ch. 576, § 1, eff. Jan. 1, 1984.
(3) the preparation of a plan or plat by an architect, engineer, or surveyor in accordance with Section 53.021©.
Acts 1983, 68th Leg., p. 3536, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1995, 74th Leg., ch. 851, § 2, eff. Sept. 1, 1995.
Acts 1983, 68th Leg., p. 3537, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 2, eff. Sept. 1, 1989.
Acts 1983, 68th Leg., p. 3537, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 3, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 526, § 4, eff. Sept. 1, 1997.
Acts 1983, 68th Leg., p. 3538, ch. 576, § 1, eff. Jan. 1, 1984.
Acts 1983, 68th Leg., p. 3538, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 4, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 526, § 5, eff. Sept. 1, 1997.
Acts 1983, 68th Leg., p. 3539, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 5, eff. Sept. 1, 1989. Amended by Acts 1995, 74th Leg., ch. 851, § 3, eff. Sept. 1, 1995.
Acts 1983, 68th Leg., p. 3540, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 6, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 526, § 6, eff. Sept. 1, 1997.
Acts 1983, 68th Leg., p. 3540, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 7, eff. Sept. 1, 1989; Acts 1993, 73rd Leg., ch. 48, § 7, eff. Sept. 1, 1993. Amended by Acts 1997, 75th Leg., ch. 526, § 7, eff. Sept. 1, 1997; Acts 1999, 76th Leg., ch. 889, § 2, eff. Sept. 1, 1999.
Acts 1983, 68th Leg., p. 3540, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 8, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 526, § 8, eff. Sept. 1, 1997.
Acts 1983, 68th Leg., p. 3541, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 9, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 526, § 9, eff. Sept. 1, 1997; Acts 1999, 76th Leg., ch. 889, § 3, eff. Sept. 1, 1999.
Acts 1983, 68th Leg., p. 3542, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 10, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 526, § 10, eff. Sept. 1, 1997.
Acts 1983, 68th Leg., p. 3543, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 12, eff. Sept. 1, 1989.
Amended by Acts 1997, 75th Leg., ch. 526, § 11, eff. Sept. 1, 1997.
Acts 1983, 68th Leg., p. 3544, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 13, eff. Sept. 1, 1989.
Acts 1983, 68th Leg., p. 3544, ch. 576, § 1, eff. Jan. 1, 1984.
(b) If the owner has received the notices required by Subchapter C or K, if the lien has been secured, and if the claim has been reduced to final judgment, the owner is liable and the owner’s property is subject to a claim for any money paid to the original contractor after the owner was authorized to withhold funds under this subchapter. The owner is liable for that amount in addition to any amount for which he is liable under Subchapter E.
Acts 1983, 68th Leg., p. 3545, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1997, 75th Leg., ch. 526, § 12, eff. Sept. 1, 1997.
Added by Acts 1987, 70th Leg., ch. 578, § 1, eff. Aug. 31, 1987. Amended by Acts 1989, 71st Leg., ch. 1138, § 14, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 526, § 13, eff. Sept. 1, 1997.
Acts 1983, 68th Leg., p. 3545, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 15, eff. Sept. 1, 1989.
Acts 1983, 68th Leg., p. 3545, ch. 576, § 1, eff. Jan. 1, 1984.
Acts 1983, 68th Leg., p. 3546, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 16, eff. Sept. 1, 1989.
Acts 1983, 68th Leg., p. 3546, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 2, § 13.02, eff. Aug. 28, 1989; Acts 1989, 71st Leg., ch. 1138, § 17, eff. Sept. 1, 1989.
Added by Acts 1989, 71st Leg., ch. 1138, § 18, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 526, § 14, eff. Sept. 1, 1997; Acts 1999, 76th Leg., ch. 889, § 12, eff. Sept. 1, 1999.
Acts 1983, 68th Leg., p. 3546, ch. 576, § 1, eff. Jan. 1, 1984.
(a) Except as provided by Subchapter E and Section 53.124(e), perfected mechanic’s liens are on equal footing without reference to the date of filing the affidavit claiming the lien.
Acts 1983, 68th Leg., p. 3546, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1995, 74th Leg., ch. 851, § 4, eff. Sept. 1, 1995.
Acts 1983, 68th Leg., p. 3547, ch. 576, § 1, eff. Jan. 1, 1984.
(e) The time of inception of a lien that is created under Section 53.021© or (d) is the date of recording of an affidavit of lien under Section 53.052. The priority of a lien claimed by a person entitled to a lien under Section 53.021© or (d) with respect to other mechanic’s liens is determined by the date of recording. A lien created under Section 53.021© or (d) is not valid or enforceable against a grantee or purchaser who acquires an interest in the real property before the time of inception of the lien.
Acts 1983, 68th Leg., p. 3547, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 19, eff. Sept. 1, 1989. Amended by Acts 1995, 74th Leg., ch. 851, § 5, eff. Sept. 1, 1995; Acts 1999, 76th Leg., ch. 896, § 2, eff. Sept. 1, 1999.
Acts 1983, 68th Leg., p. 3548, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 20, eff. Sept. 1, 1989.
Acts 1983, 68th Leg., p. 3548, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 21, eff. Sept. 1, 1989.
Acts 1983, 68th Leg., p. 3548, ch. 576, § 1, eff. Jan. 1, 1984.
Acts 1983, 68th Leg., p. 3549, ch. 576, § 1, eff. Jan. 1, 1984.
In any proceeding to foreclose a lien or to enforce a claim against a bond issued under Subchapter H, I, or J or in any proceeding to declare that any lien or claim is invalid or unenforceable in whole or in part, the court may award costs and reasonable attorney’s fees as are equitable and just.
Added by Acts 1984, 68th Leg., 2nd C.S., ch. 18, § 4(a), eff. Oct. 2, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 22, eff. Sept. 1, 1989.
Added by Acts 1989, 71st Leg., ch. 1138, § 23, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 526, § 15, eff. Sept. 1, 1997.
Added by Acts 1989, 71st Leg., ch. 1138, § 23, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 526, § 16, eff. Sept. 1, 1997; Acts 1999, 76th Leg., ch. 889, § 4, eff. Sept. 1, 1999.
Added by Acts 1989, 71st Leg., ch. 1138, § 23, eff. Sept. 1, 1989.
Added by Acts 1997, 75th Leg., ch. 526, § 17, eff. Sept. 1, 1997.
(f) If the claimant fails to file the bond or the deposit in lieu of the bond in compliance with this section, the owner may file:(1) a certified copy of the order; and
Acts 1983, 68th Leg., p. 3549, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, §§ 24, 39(1), eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 526, § 18, eff. Sept. 1, 1997.
Acts 1983, 68th Leg., p. 3549, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 25, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 1132, § 2, eff. Sept. 1, 1997.
Acts 1983, 68th Leg., p. 3550, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 26, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 526, § 19, eff. Sept. 1, 1997.
Acts 1983, 68th Leg., p. 3550, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 27, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 526, § 20, eff. Sept. 1, 1997.
Acts 1983, 68th Leg., p. 3550, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 28, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 526, § 21, eff. Sept. 1, 1997.
(b) If a valid bond is filed, a claimant may not file suit against the owner or the owner’s property and the owner is relieved of obligations under Subchapter D or E.
Acts 1983, 68th Leg., p. 3551, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1997, 75th Leg., ch. 526, § 22, eff. Sept. 1, 1997.
(B) the toll-free telephone number maintained by the Texas Department of Insurance under Article 1.35D, Insurance Code, and a statement that the address of the surety company to which any notice of claim should be sent may be obtained from the Texas Department of Insurance by calling the toll-free telephone number.
Acts 1983, 68th Leg., p. 3551, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 29, eff. Sept. 1, 1989. Amended by Acts 1997, 75th Leg., ch. 1132, § 2, eff. Sept. 1, 1997; Acts 2001, 77th Leg., ch. 380, § 5, eff. Sept. 1, 2001.
Acts 1983, 68th Leg., p. 3551, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1987, 70th Leg., ch. 683, § 1, eff. Aug. 31, 1987; Acts 1989, 71st Leg., ch. 1138, § 30, eff. Sept. 1, 1989.
Acts 1983, 68th Leg., p. 3552, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 31, eff. Sept. 1, 1989.
Acts 1983, 68th Leg., p. 3552, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1999, 76th Leg., ch. 889, § 5, eff. Sept. 1, 1999.
Acts 1983, 68th Leg., p. 3552, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 32, eff. Sept. 1, 1989. Amended by Acts 1999, 76th Leg., ch. 889, § 6, eff. Sept. 1, 1999; Acts 2001, 77th Leg., ch. 380, § 6, eff. Sept. 1, 2001.
(a) If the owner receives any of the notices or a lien is fixed under Subchapter C or K , the owner shall mail to the surety on the bond a copy of all notices received.
Acts 1983, 68th Leg., p. 3553, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1999, 76th Leg., ch. 889, § 7, eff. Sept. 1, 1999.
Acts 1983, 68th Leg., p. 3553, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 33, eff. Sept. 1, 1989.
Acts 1983, 68th Leg., p. 3553, ch. 576, § 1, eff. Jan. 1, 1984.
Acts 1983, 68th Leg., p. 3554, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 34, eff. Sept. 1, 1989.
A person who furnishes material or labor to a contractor under a prime contract that does not exceed $25,000 and that is for public improvements in this state and who gives notice required by this subchapter has a lien on the money, bonds, or warrants due the contractor for the improvements.
Acts 1983, 68th Leg., p. 3554, ch. 576, § 1, eff. Jan. 1, 1984.
Acts 1983, 68th Leg., p. 3554, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 35, eff. Sept. 1, 1989.
The lien claimant must give notice before any payment is made to the contractor and not later than the 15th day of the second month following the month in which the labor was performed or the material furnished.
Acts 1983, 68th Leg., p. 3555, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 36, eff. Sept. 1, 1989.
Acts 1983, 68th Leg., p. 3555, ch. 576, § 1, eff. Jan. 1, 1984.
Acts 1983, 68th Leg., p. 3555, ch. 576, § 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, § 37, eff. Sept. 1, 1989.
Acts 1983, 68th Leg., p. 3556, ch. 576, § 1, eff. Jan. 1, 1984.
Added by Acts 1997, 75th Leg., ch. 526, § 23, eff. Sept. 1, 1997.
Added by Acts 1997, 75th Leg., ch. 526, § 23, eff. Sept. 1, 1997. Amended by Acts 1999, 76th Leg., ch. 889, § 8, eff. Sept. 1, 1999.
“WAIVER OF THE LIST OF SUBCONTRACTORS AND SUPPLIERS. AN OWNER IS NOT REQUIRED TO WAIVE THE RIGHT GRANTED BY SECTION 53.256, PROPERTY CODE, TO RECEIVE FROM THE CONTRACTOR AN ORIGINAL OR UPDATED LIST OF SUBCONTRACTORS AND SUPPLIERS. “BY SIGNING THIS DOCUMENT, I AGREE TO WAIVE MY RIGHT TO RECEIVE FROM THE CONTRACTOR AN ORIGINAL OR UPDATED LIST OF SUBCONTRACTORS AND SUPPLIERS. “I UNDERSTAND AND ACKNOWLEDGE THAT, AFTER SIGNING THIS DOCUMENT, THIS WAIVER MAY NOT BE CANCELED AT A LATER DATE. “I HAVE VOLUNTARILY CONSENTED TO THIS WAIVER.”
Added by Acts 1997, 75th Leg., ch. 526, § 23, eff. Sept. 1, 1997. Amended by Acts 1999, 76th Leg., ch. 889, § 9, eff. Sept. 1, 1999.
Added by Acts 1997, 75th Leg., ch. 526, § 23, eff. Sept. 1, 1997. Amended by Acts 1999, 76th Leg., ch. 889, § 10, eff. Sept. 1, 1999.
Added by Acts 1997, 75th Leg., ch. 526, § 23, eff. Sept. 1, 1997. Amended by Acts 1999, 76th Leg., ch. 889, § 11, eff. Sept. 1, 1999.