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Mechanics Lien Deadlines in Texas

In Texas, a lien affidavit is due by the 15th day of the 4th month after the month the work was completed or last furnished (3rd month for residential projects), claimants other than the original contractor must send notices of unpaid amounts, and suit to foreclose is due within 1 year after the last day to file the affidavit.

Last checked . General information, not legal advice.

Texas at a glance

Deadline to record lien
15th day of 4th month (3rd for residential)
Original contractors count from the month the original contract was completed, terminated or abandoned; others from the month of last furnishing. Rules from H.B. 2237, effective January 1, 2022.
Preliminary notice required
Yes in some cases (claimants other than original contractor)
Notice to the owner and original contractor by the 15th day of the 3rd month (2nd month for residential) after the month of furnishing.
Deadline to enforce lien
1 year after the last day to file the affidavit
Can be extended to 2 years by a recorded written agreement with the record owner.

Sources

Last checked

The rules in Texas

How long does a contractor have to file a mechanics lien in Texas?

Deadline to record lien in Texas: 15th day of 4th month (3rd for residential). Original contractors count from the month the original contract was completed, terminated or abandoned; others from the month of last furnishing. Rules from H.B. 2237, effective January 1, 2022.

Is a preliminary notice required before filing a mechanics lien in Texas?

Yes in some cases (claimants other than original contractor). Preliminary notice required in Texas: yes in some cases (claimants other than original contractor). Notice to the owner and original contractor by the 15th day of the 3rd month (2nd month for residential) after the month of furnishing.

How long do you have to foreclose a mechanics lien in Texas?

Deadline to enforce lien in Texas: 1 year after the last day to file the affidavit. Can be extended to 2 years by a recorded written agreement with the record owner.

Where do the Texas mechanics lien deadlines come from?

The rules above come from Tex. Prop. Code 53.052, Tex. Prop. Code 53.056, Tex. Prop. Code 53.158 and Tex. Prop. Code 53.003. Each source is linked on this page. We last checked them in October 2026.

Good to know

H.B. 2237 (2021) rewrote the deadlines in Chapter 53 effective January 1, 2022.

S.B. 929 (2025), effective May 21, 2025, added Tex. Prop. Code 53.003(e): a deadline that falls on a Saturday, Sunday or legal holiday moves to the next business day.

What this means in practice

Deadlines often differ by role. The period for a general contractor who dealt directly with the owner can be different from the period for a subcontractor or supplier, and residential projects can have their own rules. Check which category fits before relying on a single number.

The event that starts the clock matters as much as the length of the period. Depending on the statute, it can be the last day labor or materials were furnished, completion of the project, or the recording of a notice of completion or commencement by the owner. Keeping dated records of the last work performed helps establish the start date.

Recording a lien is not the end of the process. If the debt is not paid, the claimant generally has to file a lawsuit to foreclose the lien within the enforcement period, or the lien expires. When the debt is paid, the owner will usually want a signed lien release recorded so the title is clear.

General information, not legal advice. Laws change, and cities can add their own rules, so check the current statute before you rely on it.