Source: https://www.levelset.com/resolve/prompt-payment/texas-prompt-payment-law/
Timestamp: 2019-04-20 07:10:51
Document Index: 128796912

Matched Legal Cases: ['§ 28', '§ 2251', '§ 28', '§ 28', '§ 28', '§ 28', '§ 28', '§ 28', '§ 28', '§ 28', '§ 28', '§ 28', '§ 225', '§ 225', '§ 94', '§ 225', '§ 225', '§ 225', '§ 225', '§ 225', '§ 225', '§ 225', '§ 225', '§225', '§ 225', '§ 225', '§ 225', '§ 225', '§ 4', '§ 225', '§ 225']

Texas Prompt Payment Laws - FAQs and Resources | Levelset
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Prompt Payment Overview
Private Projects FAQs
Public Projects FAQs
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Texas Prompt Payment Overview
Texas’ prompt payment statutes set forth specific timeframes when general contractors, subcontractors, suppliers, and others involved with a construction project must be paid. This page provides an overview of these regulations, and addresses some frequently asked questions related to the Texas prompt payment laws.
Texas Prompt Payment for Private Projects FAQs
Texas's prompt payment statutes set forth specific timeframes when general contractors, subcontractors, suppliers, and others involved with a construction project must be paid. This page provides an overview of these regulations, and addresses some frequently asked questions related to the Texas prompt payment laws. You can also read the Full-Text of Texas's Prompt Payment Statutes.
Do I Have To Send A Letter or File Anything To Qualify For Prompt Payment Penalties or Remedies in Texas?
In order for the provisions of the Texas prompt pay statutes to apply, the party requesting payment must be entitled to payment pursuant to the terms of the contract, and must submit a pay request. In order for attorneys’ fees to be awarded, a claimant must be successful in an action to recover payments.
Can I Include Prompt Payment Fees In My Texas Mechanics Liens Claim or Bond Claim?
No. Texas doesn’t allow miscellaneous amounts to be included on the face of a mechanics lien.
If I am paid late according to prompt payment statutes, can I obtain interest or other penalty payments?
Texas does not specifically define when interest begins to accrue on late payments or in what amount, other than requiring the payment to actually be late according to the prompt pay statutes before it may begin accruing interest.
Are there reasons for which payment may be withheld past the general deadline?
Texas allows payments to be withheld for the following reasons:
Reasonable evidence showing that the completion date set forth by contract will not be met due to unsatisfactory job progress;
Third-party claims filed or reasonable evidence thereof with respect to contract work;
Failure to make timely payments for labor, equipment, subcontractors, or materials.
What is the best practice for making a demand to a non-paying party to get prompt payment fees?
Texas allows payments to be withheld pursuant to a good faith dispute over the amount due.
Texas Prompt Payment for Public Projects FAQs
Prompt Payment Frequently Asked Questions
No. Texas doesn’t allow miscellaneous amounts to be included on the face of a bond claim.
There is no specific requirement for interest to being to accrue on late payments in Texas other than the requirement that the payment must be late pursuant to the prompt pay statute.
Texas allows payments to be withheld pursuant to a bona-fide dispute over the amount due, the paying party is prohibited from making a timely payment of federal funds pursuant to a federal grant or regulation, or the invoice is not properly mailed to the person to whom it is addressed in accordance with instructions on the purchase order.
Texas Prompt Payment Statutes
Getting informed about prompt payment laws is important. An examination of Texas’ prompt payment laws, the rules and regulations related to payment timing, is important to know your rights and responsibilities as a party on a construction project. Texas’ specific laws can be found in: Tex. Prop. Code §§ 28.001 to 28.010, Tx. Govt. Code §§ 2251.001 -2251.043, and are reproduced below.
Prompt Payment Statute on Private Projects
§ 28.001: Definitions
(1) “Contractor” means a person who contracts with an owner to improve real property or perform construction services for an owner.
(2) “Improve” means to:
(A) build, construct, effect, erect, alter, repair, or demolish any improvement on, connected with, or beneath the surface of real property;
(B) excavate, clear, grade, fill, or landscape real property;
(C) construct a driveway or roadway;
(D) furnish any material, including trees or shrubbery, for the purpose of taking any action described by Paragraphs (A)–(C) of this subdivision; or
(E) perform any labor on or in connection with an improvement.
(3) “Improvement” includes all or any part of:
(A) a building, structure, erection, alteration, demolition, or excavation on, connected with, or beneath the surface of real property; and
(B) the act of clearing, grading, filling, or landscaping real property, including constructing a driveway or roadway or furnishing trees or shrubbery.
(4) “Owner” means a person or entity, other than a governmental entity, with an interest in real property that is improved, for whom an improvement is made, and who ordered the improvement to be made.
(5) “Real property” includes lands, leaseholds, tenements, hereditaments, and improvements placed on the real property.
(6) “Subcontractor” means a person who contracts to furnish labor or material to, or has performed labor or supplied materials for, a contractor or another subcontractor in connection with a contract to improve real property
§ 28.002: Prompt Payment Required
(a) If an owner or a person authorized to act on behalf of the owner receives a written payment request from a contractor for an amount that is allowed to the contractor under the contract for properly performed work or suitably stored or specially fabricated materials, the owner shall pay the amount to the contractor, less any amount withheld as authorized by statute, not later than the 35th day after the date the owner receives the request.
(b) A contractor who receives a payment under Subsection (a) or otherwise from an owner in connection with a contract to improve real property shall pay each of its subcontractors the portion of the owner’s payment, including interest, if any, that is attributable to work properly performed or materials suitably stored or specially fabricated as provided under the contract by that subcontractor, to the extent of that subcontractor’s interest in the owner’s payment. The payment required by this subsection must be made not later than the seventh day after the date the contractor receives the owner’s payment.
(c) A subcontractor who receives a payment under Subsection (b) or otherwise from a contractor in connection with a contract to improve real property shall pay each of its subcontractors the portion of the payment, including interest, if any, that is attributable to work properly performed or materials suitably stored or specially fabricated as provided under the contract by that subcontractor, to the extent of that subcontractor’s interest in the payment. The payment required by this subsection must be made not later than the seventh day after the date the subcontractor receives the contractor’s payment.
§ 28.003: Exception for Good Faith Dispute
(a) If a good faith dispute exists concerning the amount owed for a payment requested or required by this chapter under a contract for construction of or improvements to a detached single-family residence, duplex, triplex, or quadruplex, the owner, contractor, or subcontractor that is disputing its obligation to pay or the amount of payment may withhold from the payment owed not more than 110 percent of the difference between the amount the obligee claims is due and the amount the obligor claims is due. A good faith dispute includes a dispute regarding whether the work was performed in a proper manner.
(b) If a good faith dispute exists concerning the amount owed for a payment requested or required by this chapter under a contract for construction of or improvements to real property, excluding a detached single-family residence, duplex, triplex, or quadruplex, the owner, contractor, or subcontractor that is disputing its obligation to pay or the amount of payment may withhold from the payment owed not more than 100 percent of the difference between the amount the obligee claims is due and the amount the obligor claims is due. A good faith dispute includes a dispute regarding whether the work was performed in a proper manner.
§ 28.004: Exception for Good Faith Dispute
(a) An unpaid amount required under this chapter begins to accrue interest on the day after the date on which the payment becomes due.
(b) An unpaid amount bears interest at the rate of 1- 1/2 percent each month.
(c) Interest on an unpaid amount stops accruing under this section on the earlier of:
(1) the date of delivery;
(2) the date of mailing, if payment is mailed and delivery occurs within three days; or
(3) the date a judgment is entered in an action brought under this chapter.
§ 28.005: Action to Enforce Payment
(a) A person may bring an action to enforce the person’s rights under this chapter.
(b) In an action brought under this chapter, the court may award costs and reasonable attorney’s fees as the court determines equitable and just.
§ 28.006: No Waiver
(a) Except as provided by Subsection (b), an attempted waiver of a provision of this chapter is void.
(b) A written contract between an owner and a contractor for improvements to or construction of a single-family residence may provide that the payment required under Section 28.002(a) be made not later than a date that occurs before the 61st day after the date the owner receives the payment request. Notwithstanding Section 28.004(b), an unpaid amount under contract subject to this subsection that allows payment later than the date otherwise required under Section 28.002(a) bears interest at the rate of 1- 1/2 percent each month.
§ 28.007: Legal Construction
(a) This chapter may not be interpreted to void a contractor’s or subcontractor’s entitlement to payment for properly performed work or suitably stored materials.
(b) Nothing in this statute shall be interpreted to change the rights and obligations set forth in Chapter 53, Property Code.
§ 28.008: Exception for Failure of Lenders to Disburse Funds
The date of payment required of the owner pursuant to Section 28.002(a) shall change from the 35th day after the date the owner receives the payment request to the fifth day after the date the owner receives loan proceeds, in the event that:
(1) the owner has obtained a loan intended to pay for all or part of a contract to improve real property;
(2) the owner has timely and properly requested disbursement of proceeds from that loan; and
(3) the lender is legally obligated to disburse such proceeds to the owner, but has failed to do so within 35 days after the date the owner received the contractor’s payment request.
§ 28.009: Right to Suspend Work
(a) If an owner fails to pay the contractor the undisputed amount within the time limits provided by this chapter, the contractor or any subcontractor may suspend contractually required performance the 10th day after the date the contractor or subcontractor gives the owner and the owner’s lender written notice:
(1) informing the owner and lender that payment has not been received; and
(2) stating the intent of the contractor or subcontractor to suspend performance for nonpayment.
(b) For purposes of Subsection (a), the contractor or subcontractor must give the owner’s lender the written notice only if:
(1) the owner has obtained a loan intended to pay for all or part of the construction project;
(2) the lender has remitted funds, including acquisition funds, for construction purposes;
(3) the loan obtained:
(A) is evidenced by a promissory note secured by a deed of trust recorded in the real property records of the county in which the real property that is the subject of the contract is located; and
(B) is not only for the acquisition of personal property or secured only by a security instrument;
(4) the owner or lender, at the lender’s option:
(A) securely posts not later than the 10th day after the date construction commences a sign on the project site in a prominent place accessible to each contractor, subcontractor, and supplier that states the lender’s name, address, and the person to whom any notice should be sent; and
(B) maintains the sign during the pendency of the construction project;
(5) not later than the 10th day after the date construction commences, the owner or lender, at the lender’s option, provides a written copy of the notice prescribed by Subdivision (4) to the contractor and any subcontractor or supplier identified by the contractor by depositing the notice properly addressed in the United States mail, first class, postage paid; and
(6) not later than the 10th day after the date a subcontractor or supplier performs labor or furnishes materials or equipment for the construction project, the owner, contractor, or subcontractor provides a written copy of the notice prescribed by Subdivision (4) to the subcontractor or supplier.
(c) A contractor or subcontractor who suspends performance as provided by this section is not:
(1) required to supply further labor, services, or materials until the person is paid the amount provided by this chapter, plus costs for demobilization and remobilization; or
(2) responsible for damages resulting from suspending work if the contractor or subcontractor has not been notified in writing before suspending performance that payment has been made or that a good faith dispute for payment exists.
(d) A notification that a good faith dispute for payment exists provided under Subsection (c) must include a list of specific reasons for nonpayment. If a reason specified includes labor, services, or materials provided by a subcontractor that are not provided in compliance with the contract, the subcontractor is entitled to a reasonable opportunity to:
(1) cure the listed items; or
(2) offer a reasonable amount to compensate for listed items that cannot be promptly cured.
(e) This section does not apply to:
(1) a contract for the construction of or improvements to a detached single-family residence, duplex, triplex, or quadruplex; or
(2) a contract to improve real property for a governmental entity.
(f) The rights and remedies provided by this section are in addition to rights and remedies provided by this chapter or other law.
§ 28.010: Exemption for Mineral Development and Oilfield Services
(a) This chapter does not apply to any agreement:
(1) to explore, produce, or develop oil, natural gas, natural gas liquids, synthetic gas, sulphur, ore, or other mineral substances, including any lease or royalty agreement, joint interest agreement, production or production-related agreement, operating agreement, farmout agreement, area of mutual interest agreement, or other related agreement;
(2) for any well or mine services; or
(3) to purchase, sell, gather, store, or transport oil, natural gas, natural gas liquids, synthetic gas, or other hydrocarbon substances by pipeline or by a fixed, associated facility.
(1) “Agreement” includes a written or oral agreement or understanding:
(A) to provide work or services, including any construction, operating, repair, or maintenance services; or
(B) to perform a part of the services covered by Paragraph (A) or an act collateral to those services, including furnishing or renting equipment, incidental transportation, or other goods and services furnished in connection with those services.
(2) “Well or mine services” includes:
(A) drilling, deepening, reworking, repairing, improving, testing, treating, perforating, acidizing, logging, conditioning, purchasing, gathering, storing, or transporting oil or natural gas, brine water, fresh water, produced water, condensate, petroleum products, or other liquid commodities, or otherwise rendering services in connection with a well drilled to produce or dispose of oil, gas, or other minerals or water; and
(B) designing, excavating, constructing, improving, or otherwise rendering services in connection with an oil, gas, or other mineral production platform or facility, mine shaft, drift, or other structure intended directly for use in exploring for or producing a mineral.
Prompt Payment Statute on Public Projects
§ 225.001: Definitions
Except as otherwise provided by this chapter, in this chapter:
(1) “Distribution date” means:
(A) if no payment law prohibits the comptroller from issuing a warrant, the date the comptroller makes the warrant available:
(i) for mailing directly to its payee under Section 2155.382(c); or
(ii) to the state agency that requested issuance of the warrant;
(B) if no payment law prohibits the comptroller from initiating an electronic funds transfer, the date the comptroller initiates the transfer;
(C) if a payment law prohibits the comptroller from issuing a warrant, the date the comptroller would have made the warrant available, in the absence of the payment law:
(ii) to the state agency that requested issuance of the warrant; or
(D) if a payment law prohibits the comptroller from initiating an electronic funds transfer, the date the comptroller would have made the warrant prepared under Section 403.0552(b) available, in the absence of the payment law:
(ii) to the state agency that requested initiation of the transfer.
(2) “Goods” includes supplies, materials, or equipment.
(3) “Governmental entity” means a state agency or political subdivision of this state.
(4) “Payment” means money owed to a vendor.
(5) “Payment law” means:
(A) Section 57.48 or 57.482, Education Code;
(B) Section 231.007, Family Code;
(C) Section 403.055 or 2107.008; or
(D) any similar statute.
(6) “Political subdivision” means:
(A) a county;
(B) a municipality;
(C) a public school district; or
(D) a special-purpose district or authority.
(7) “Service” includes gas and water utility service.
(8) “State agency” means:
(A) a board, commission, department, office, or other agency in the executive branch of state government that is created by the constitution or a statute of this state, including a river authority and an institution of higher education as defined by Section 61.003, Education Code;
(B) the legislature or a legislative agency; or
(C) the Supreme Court of Texas, the Court of Criminal Appeals of Texas, a court of appeals, a state judicial agency, or the State Bar of Texas.
(9) “Subcontractor” means a person who contracts with a vendor to work or contribute toward completing work for a governmental entity. The term does not include a state agency. The term includes an officer or employee of a state agency when the officer or employee contracts with a vendor in a private capacity.
(10) “Vendor” means a person who supplies goods or a service to a governmental entity or another person directed by the entity. The term does not include a state agency, except for Texas Correctional Industries. The term includes an officer or employee of a state agency when acting in a private capacity to supply goods or a service.
§ 225.002: Exceptions
(a) Except as provided by Subchapter D, Subchapter B does not apply to a payment made by a governmental entity, vendor, or subcontractor if:
(1) there is a bona fide dispute between the political subdivision and a vendor, contractor, subcontractor, or supplier about the goods delivered or the service performed that causes the payment to be late;
(2) there is a bona fide dispute between a vendor and a subcontractor or between a subcontractor and its supplier about the goods delivered or the service performed that causes the payment to be late;
(3) the terms of a federal contract, grant, regulation, or statute prevent the governmental entity from making a timely payment with federal funds; or
(4) the invoice is not mailed to the person to whom it is addressed in strict accordance with any instruction on the purchase order relating to the payment.
(b) This chapter does not affect Chapter 2253.
(c) [Repealed by Acts 2001, 77th Leg., ch. 1158, § 94(4), effective June 15, 2001.]
§ 225.003: Rules
The comptroller shall establish procedures and adopt rules to administer this chapter. Before adopting a rule under this section, the comptroller must conduct a public hearing regarding the proposed rule regardless of whether the requirements of Section 2001.029(b) are met.
§ 225.004: Waiver
A person may not waive any right or remedy granted by this chapter. A purported waiver of any right or remedy granted by this chapter is void.
§ 225.021: Time for Payment by Government Entity
(a) Except as provided by Subsection (b), a payment by a governmental entity under a contract executed on or after September 1, 1987, is overdue on the 31st day after the later of:
(1) the date the governmental entity receives the goods under the contract;
(2) the date the performance of the service under the contract is completed; or
(3) the date the governmental entity receives an invoice for the goods or service.
(b) A payment under a contract executed on or after September 1, 1993, owed by a political subdivision whose governing body meets only once a month or less frequently is overdue on the 46th day after the later event described by Subsections (a)(1) through (3).
(c) For a contract executed on or after July 1, 1986, and before September 1, 1987, a payment by a governmental entity under that contract is overdue on the 46th day after the later event described by Subsections (a)(1) through (3).
(d) For purposes of this section, the renewal, amendment, or extension of a contract executed on or before September 1, 1993, is considered to be the execution of a new contract.
§ 225.022: Time for Payment by Vendor
(a) A vendor who receives a payment from a governmental entity shall pay a subcontractor the appropriate share of the payment not later than the 10th day after the date the vendor receives the payment.
(b) The appropriate share is overdue on the 11th day after the date the vendor receives the payment.
§ 225.023: Time for Payment by Subcontractor
(a) A subcontractor who receives a payment from a vendor shall pay a person who supplies goods or a service for which the payment is made the appropriate share of the payment not later than the 10th day after the date the subcontractor receives the payment.
(b) The appropriate share is overdue on the 11th day after the date the subcontractor receives the payment.
§ 225.024: Mailing of Payment
A payment is considered to be mailed on the date the payment is postmarked.
§ 225.025: Interest on Overdue Payment
(a) A payment begins to accrue interest on the date the payment becomes overdue.
(b) The rate of interest that accrues on an overdue payment is the rate in effect on September 1 of the fiscal year in which the payment becomes overdue. The rate in effect on September 1 is equal to the sum of:
(1) one percent; and
(2) the prime rate as published in the Wall Street Journal on the first day of July of the preceding fiscal year that does not fall on a Saturday or Sunday.
(c) Interest on an overdue payment stops accruing on the date the governmental entity or vendor mails or electronically transmits the payment. In this subsection, “governmental entity” does not include a state agency.
(d) This subsection applies only if the comptroller is not responsible for issuing a warrant or initiating an electronic funds transfer to pay the principal amount owed by a state agency to a vendor. The accrual of interest on an overdue payment to the vendor:
(1) stops on the date the agency mails or electronically transmits the payment; and
(2) is not suspended during any period that a payment law prohibits the agency from paying the vendor.
(e) This subsection applies only if the comptroller is responsible for issuing a warrant or initiating an electronic funds transfer to pay the principal amount owed by a state agency to a vendor. Interest on an overdue payment to the vendor:
(1) stops accruing on its distribution date; and
(2) does not stop accruing during any period that a payment law prohibits the comptroller from issuing the warrant or initiating the transfer.
§ 225.026: Payment of Interest by State Agency
(a) A state agency is liable for any interest that accrues on an overdue payment under this chapter and shall pay the interest from funds appropriated or otherwise available to the agency at the same time the principal is paid.
(b) The comptroller shall issue a warrant or initiate an electronic funds transfer on behalf of a state agency to pay any interest that the agency must pay under Subsection (a) if the comptroller is responsible for issuing a warrant or initiating an electronic funds transfer to pay the principal amount on behalf of the agency.
(c) The comptroller shall determine the amount of interest that accrues on an overdue payment by a state agency under this chapter if the comptroller is responsible for issuing a warrant or initiating an electronic funds transfer to pay the principal amount on behalf of the agency.
(d) A state agency shall determine the amount of interest that accrues on an overdue payment by the agency under this chapter if the comptroller is not responsible for issuing a warrant or initiating an electronic funds transfer to pay the principal amount on behalf of the agency.
(e) The comptroller or state agency shall submit the interest payment with the net amount due for the goods or services.
(f) Neither the comptroller nor a state agency may require a vendor to request payment of the interest that accrues under this chapter before the interest is paid to the vendor.
(g) The comptroller may require a state agency to submit any information the comptroller determines necessary to administer and comply with Subsections (b) and (c). The information must be submitted at the time and in the manner required by the comptroller.
(h) The comptroller may require a state agency to change its accounting systems or procedure as the comptroller determines necessary to administer and comply with Subsections (b) and (c). Any changes must conform with the comptroller’s requirements.
(i) The comptroller may establish procedures and adopt rules to administer Subsections (b), (c), (g), and (h).
(j) No interest accrues or may be paid under this section on a payment if the total amount of interest that would otherwise have accrued is equal to or less than $ 5 and the payment is made from the institutional funds of an institution of higher education as defined by Section 61.003, Education Code.
§225.027: Payment of Interest by Political Subdivision
(a) A political subdivision shall compute interest imposed on the political subdivision under this chapter.
(b) The political subdivision shall pay the interest at the time payment is made on the principal.
(c) The political subdivision shall submit the interest payment with the net amount due for the goods or service.
(d) The political subdivision may not require a vendor to petition, bill, or wait an additional day to receive the interest due.
(e) The political subdivision may not require a vendor or subcontractor to agree to waive the vendor’s or subcontractor’s right to interest under this chapter as a condition of the contract between the parties.
§ 225.028: Payment of Interest by Vendor or Subcontractor
A vendor or subcontractor shall pay interest as a payment is overdue.
§ 225.029:Partial Payment
(a) The unpaid balance of a partial payment made within the period provided by this chapter accrues interest as provided by Section 2251.025 unless the balance is in dispute.
(b) Section 2251.042 applies to a disputed balance.
§ 225.030:Prompt or Early Payment Discount
(a) The intent of the legislature is that a governmental entity should take advantage of an offer for an early payment discount. A state agency shall when possible negotiate a prompt payment discount with a vendor.
(b) A governmental entity may not take an early payment discount a vendor offers unless the governmental entity makes a full payment within the discount period.
(c) If a governmental entity takes an early payment discount later, the unpaid balance accrues interest beginning on the date the discount offer expires.
(d) A state agency, when paying for the goods or service purchased under an agreement that includes a prompt or early payment discount, shall submit the necessary payment documents or information to the comptroller sufficiently in advance of the prompt or early payment deadline to allow the comptroller or the agency to pay the vendor in time to obtain the discount.
§ 225.041: Claim for Interest Imposed Against State Agency
Repealed by Acts 1997, 75th Leg., ch. 634 (H.B. 1209), § 4(a), effective September 1, 1999.
§ 225.042: Disputed Payment
(a) A governmental entity shall notify a vendor of an error in an invoice submitted for payment by the vendor not later than the 21st day after the date the entity receives the invoice.
(b) If a dispute is resolved in favor of the vendor, the vendor is entitled to receive interest on the unpaid balance of the invoice submitted by the vendor beginning on the date under Section 2251.021 that the payment for the invoice is overdue.
(c) If a dispute is resolved in favor of the governmental entity, the vendor shall submit a corrected invoice that must be paid in accordance with Section 2251.021. The unpaid balance accrues interest as provided by this chapter if the corrected invoice is not paid by the appropriate date.
§ 225.043: Attorney Fees
In a formal administrative or judicial action to collect an invoice payment or interest due under this chapter, the opposing party, which may be the governmental entity or the vendor, shall pay the reasonable attorney fees of the prevailing party.