Opinion ID: 2431363
Heading Depth: 1
Heading Rank: 2

Heading: Perfection of Mechanic's Lien

Text: The requirements for perfecting a mechanic's lien are set forth in sections 53.-051-.059 of the Texas Property Code. The step with which Diamond Shamrock has a complaint is whether Valdez properly complied with the notice provisions of section 53.056, which applies to a lien claimant who is not an original contractor. The section requires that the lien claimant give written notice of the unpaid balance to the owner of the property within a specified period of time. See Tex.Prop.Code § 53.056(b) (1984) (amended 1989). Diamond Shamrock claims that because it was the actual owner of the 0.8-acre tract at the time the mechanic's lien affidavit was filed, Diamond Shamrock was entitled to notice of the claim to its property; thus, not having timely received notice, Diamond Shamrock asserts that Valdez's mechanic's lien cannot reach the 0.8-acre tract. An investigation ot tne text ot the rroperty Code reveals nothing that would require prospective holders of a mechanic's lien to search property records to determine certainty of ownership at any time. Rather, a contractor or subcontractor is entitled to rely on representations of ownership made by the parties with whom the contractor deals. We note that section 53.-054 of the Property Code allows the name of the owner or reputed owner to be listed as part of the mechanic's lien affidavit. Tex.Prop.Code § 53.054(a)(2) (1984) (amended 1989) (emphasis added). This provision is necessarily implicated when interpreting other Property Code references that an owner be notified of an attempt to secure a mechanic's lien. See generally In re Moussa, 93 B.R. 96 (Bankr.N.D.Tex. 1988) (construing the rights of contractors who assert mechanic's liens under the Texas Property Code). Thus, Valdez did all that was necessary to protect his rights. A realty purchaser is deemed to have constructive notice of a worker's right to assert a lien for a statutory period that may have commenced prior to purchase. See Inman v. Clark, 485 S.W.2d 372, 374 (Tex.Civ.App. Houston [1st Dist.] 1972, no writ); Wood v. Barnes, 420 S.W.2d 425, 428 (Tex.Civ. App.Dallas 1967, writ ref'd n.r.e.). The record in this case shows that Diamond Shamrock's agent, Jerry Cumpton, visited the property on a regular basis from late 1985 until the July 1986 purchase of the 0.8-acre portion of the lot. For several months prior to purchase, a large construction project was underway on the 7.9-acre lot. Significantly, on the surfaceas in the deed recordsthere was no physical separation of the 0.8-acre tract. The trial court made a finding of fact that Valdez's work on the 7.1-acre tract could not provide constructive notice that a right to assert a lien on the 0.8-acre tract. However, we hold that as a matter of law, a purchaser's knowledge that improvements have been recently made on a singie piece ot property is sutticient to impose constructive notice of a worker's right to assert a mechanic's lien within the statutory period. See Inman, 485 S.W.2d at 374; Wood, 420 S.W.2d at 428. Diamond Shamrock cannot now claim that it had no indication that a lien might have been in force covering the entire 7.9 acres. We do not see the need to impose an additional burden on subcontractors to recheck deed records for a purchase that occurs after construction has started.