Texas Mechanics Lien — Deadlines, Laws, and Filing Guide
Texas mechanics lien law under Property Code Chapter 53 requires monthly preliminary notices and tight filing deadlines. This guide covers Texas lien rights for contractors, subcontractors, and material suppliers in 2026.
Texas Mechanics Lien Deadlines
In Texas, original contractors must file by the 15th day of the 4th month after the month in which the indebtedness accrued or work was completed. Subcontractors and suppliers must file by the 15th day of the 4th calendar month after each month in which labor or materials were furnished.
Texas Monthly Preliminary Notices
Texas requires subcontractors and suppliers to send monthly preliminary notices by the 15th day of the 3rd month following each month in which labor or materials were furnished. These notices must go to both the owner and the general contractor by certified mail. Missing a monthly notice for a given month loses lien rights for that month's work.
Texas Retainage Lien Rights
Texas provides special lien rights for retainage. Subcontractors and suppliers can file a retainage lien claim against the 10% retainage that Texas law requires owners to withhold. The deadline to file a retainage lien is the 15th day of the 4th month after the original contract work is completed, terminated, or abandoned.
Where to File in Texas
In Texas, mechanics liens are filed with the County Clerk's office in the county where the property is located. Major filing locations include Harris County Clerk (Houston), Dallas County Clerk, and Tarrant County Clerk (Fort Worth).
Frequently Asked Questions
What is the deadline to file a mechanics lien in Texas?
For subcontractors and suppliers, the deadline is the 15th day of the 4th month after the month in which the claimed indebtedness accrues. For original contractors, it is the 15th day of the 4th month after completion, termination, or abandonment of the contract.
What monthly notices are required in Texas?
Texas subcontractors and suppliers must send a written notice of unpaid amounts by the 15th day of the 3rd month following each month in which they furnished labor or materials. This notice must go to both the owner and the prime contractor by certified mail.
Where do I file a mechanics lien in Texas?
File with the County Clerk (not County Recorder) in the county where the project is located.