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A mechanics lien is a legal claim against a property by contractors, subcontractors, or material suppliers who have not been paid for work performed or materials furnished. In Texas, mechanics liens are governed by Chapter 53 of the Texas Property Code, which sets specific notice and filing deadlines based on your role and project type.

For original contractors, the lien affidavit must be filed by the 15th day of the 4th month after the month the work was last performed or materials last furnished. For subcontractors and suppliers, the deadline is the 15th day of the 3rd month after the last work month. These dates may shift if they fall on a weekend or Texas state holiday.

Original contractors are not required to send a preliminary notice. However, subcontractors, material suppliers, and laborers must send a fund-trapping notice to the property owner and the original contractor by the 15th day of the 2nd month after the month in which the labor or materials were provided. Missing this deadline can forfeit your lien rights.

A fund-trapping notice (also called a notice of unpaid balance) is a written notice sent by derivative claimants — subcontractors, suppliers, and laborers — to the property owner and general contractor. It informs the owner that a balance is owed and serves to 'trap' funds in the owner's hands, preventing the owner from paying the general contractor until the claim is resolved.

If you miss your lien affidavit filing deadline, you lose the right to file a mechanics lien on that particular project. You may still have other legal remedies such as breach of contract claims or bond claims on public projects, but the powerful security interest that a lien provides against the property will no longer be available.

Yes. The Texas Lien Deadline Calculator is completely free and requires no account or login. Enter your role, project type, and last work date to instantly calculate your key deadlines under Texas Property Code Chapter 53.