Opinion ID: 2431363
Heading Depth: 1
Heading Rank: 3

Heading: Relation-Back Provision

Text: Having determined that Valdez followed the proper steps in filing his lien, we now determine the effective date of such a lien. At the time that Valdez perfected his lien, section 53.124 of the Texas Property Code provided that a lien's inception date would be deemed as being the earlier of: (1) the commencement of visible construction or delivery of materials, or (2) the recording of a written agreement or affidavit acknowledging that a contractor or subcontractor has been engaged. Tex.Prop. Code § 53.124(a)-(b) (1984) (amended 1989). [4] This relation-back provision fixes the protections and obligations of the lien statutes in general as having arisen on the inception date, and taking priority over the subsequent transfer of interest. See Diversified Mortgage Investors v. Lloyd Blaylock General Contractors, Inc., 576 S.W.2d 794, 804-06 (Tex.1978) (construing Tex.Rev. Civ.Stat.Ann. art. 5459 § 2 (Vernon 1971) (repealed 1984), which was the predecessor to Tex.Prop.Code § 53.124). Consequently, because Diamond Shamrock's deed was not filed until after the date visible construction beganwhereby Valdez's lien took effectValdez has a superior claim to the property covered by his lien.