How Long Does a Contractor Have to File a Lien in Texas?

Lien deadlines in Texas? They sneak up fast. Miss them, and you might as well be handing over free labor.

Here’s the deal:

• General contractors — You’ve got until the 15th of the third month after you finish the job or deliver materials.
• Subcontractors and suppliers — Your deadline’s even tighter: the 15th of the second month after your work is done or materials are dropped off.

And if you’re a property owner thinking about disputing a lien? You’ve got a deadline, too. Texas law says you must send a formal “Hey, I’m not paying this” notice within a specific timeframe. Mess that up, and the lien can stick.

Now, why does any of this matter? Because Texas doesn’t play around with lien rights. If you miss that filing window, you lose your legal leverage to get paid. There is no lien or backup plan—just you chasing down money that should’ve already been in your pocket to begin with.

But here’s the good news: You don’t have to go at this alone. Whether you’re filing a lien or fighting one, knowing your deadlines (and having the right help) makes all the difference. Our attorneys at Lien Lawyers can help you navigate the ins and outs of the lien legal process, and help ensure that you’re on track. Begin your lien with Lien Lawyers today!

Feeling unsure about your next move? Let’s talk it through.

Understanding Texas Mechanic’s Lien Deadlines

Getting paid for your work on a construction project isn’t always as simple as sending an invoice. That’s where mechanic’s liens come in. They’re a legal tool that helps contractors, subcontractors, and suppliers secure the money they’re owed by placing a claim on the property. It’s not about picking a fight, it’s about having a backup plan when a client goes silent or payments get “lost” in the shuffle.

Now, about those lien deadlines — they’re not just red tape. They exist to keep payment disputes from dragging on forever. Without them, you could be chasing a check for years. These deadlines set clear rules about when you need to file a lien to protect your right to payment. Miss the window, and you might lose your chance entirely, no matter how much work you did.

So when do liens come into play? Picture this: you’ve installed kitchen cabinets for a remodel, but the homeowner keeps dodging your calls when the final bill is due. Or maybe you poured a concrete foundation as a subcontractor, but the general contractor didn’t get paid, and now neither did you. Filing a lien can be necessary in both cases to get the money flowing again.

Do you need to file a lien? It’s a tricky process, but you don’t have to figure it out alone. Let’s walk through it together.

What is the Deadline for a Contractor to File a Lien in Texas?

Let’s talk about lien deadlines — because in Texas, missing one could mean missing out on your hard-earned money. It’s not just paperwork; it’s how you protect yourself when a client doesn’t pay.

Here’s the deal: the clock starts ticking once the job’s done.

For Residential Projects:

• General contractors — the ones hired directly by the property owner — have until the 15th day of the third month after finishing the work or delivering materials to file a lien.
• Subcontractors have less time — their deadline is the 15th day of the second month after they’ve done their part or dropped off materials.

For Commercial Projects:

The rules are the same: third month for general contractors, second month for subcontractors. However, there’s usually more paperwork and back-and-forth.

And here’s something people often forget: Notices matter.

If you’re a subcontractor, you must send a preliminary notice to the property owner and general contractor by the 15th day of the second month. You could send a polite, “Hey, I did the work — just checking on that payment.”

Think of it like setting reminders for bills. Skip a step, and suddenly you’re chasing money that should’ve already been in your pocket. Staying on top of these dates isn’t about complicating things, it’s about ensuring that you receive the payment that you deserve for the work that you did.

Not sure where to start? That’s okay — the rules can get messy fast. But a quick conversation can clear things up. Let’s figure this out together.

2025 Texas Lien Filing Deadlines for Contractors and Subcontractors

Deadlines might not be the most exciting topic, but if you’re a contractor or subcontractor in Texas, missing one could mean missing out on your paycheck. So, let’s break down what you need to know for 2025.

General Contractors

Commercial Projects: If you’re a general contractor working on a commercial project, you have until the 15th day of the fourth month after the work is done, the contract’s wrapped up, or if the job was cut short.

Residential Projects: For residential jobs, the clock runs a little faster. Your deadline is the 15th day of the third month after completing, terminating, or abandoning the contract.

Subcontractors and 2nd-Tier Subcontractors

Commercial Projects:

• Notice Requirement: Subcontractors must send a notice about any unpaid work or materials to the property owner and the general contractor by the 15th day of the third month after the labor was done or materials delivered.
• Lien Affidavit Filing: You have until the 15th day of the fourth month to file your lien officially.

Residential Projects:

• Notice Requirement: The timeline’s a bit tighter for residential work. You have until the 15th day of the second month after the work or delivery to notify the property owner and the original contractor.
• Lien Affidavit Filing: You have until the 15th day of the third month to file the lien affidavit.

Property Owners

If you’re a property owner disputing charges, there’s a process for that too. You need to send a notice of non-payment within a specific timeframe — missing this can impact lien rights.

Weekend or Holiday Extensions

Got a deadline that falls on a Saturday, Sunday, or legal holiday? Don’t stress — it automatically moves to the next business day.

There are no new changes to Texas lien laws for 2025. But the law can shift fast, so keeping an eye on any updates is key.

Staying on top of these deadlines isn’t about adding more stress, it’s about ensuring you get paid for the work you’ve already done. If the process feels confusing (because let’s be honest, it often does), don’t hesitate to reach out. Sometimes, a quick chat with a lien lawyer is all you need to clear things up.

Common Mistakes to Avoid When Filing a Lien in Texas

Filing a lien sounds straightforward, but it’s surprisingly easy to mess up. The slightest slip can make your lien worthless, so let’s revise the most common mistakes to avoid them:

Deadlines trip people up all the time. General contractors usually have until the 15th of the third month after their work ends. In contrast, subcontractors and suppliers have a tighter window — the 15th of the second month following each unpaid month. Miss the deadline, and your lien is as good as gone.

Skipping the pre-lien notice is another common slip-up. If you’re a subcontractor or supplier, you’re legally required to notify the property owner and the general contractor before you file a lien. If you forget that step, your lien won’t hold up, no matter how much you’re owed.

Paperwork errors are just as dangerous. Every name, date, and amount needs to match official records. A typo in the property description or a miscalculated balance could give the other side an easy way to challenge your claim. Precision matters.

And be careful not to overstate what you’re owed. Texas law only lets you claim the amount due, so don’t add  “just in case” fees. If the numbers look inflated, your entire lien could get tossed.

Bottom line? Filing a lien isn’t about rushing through the process but getting it right. Slow down, double-check the details, and protect your right to get paid.

How Late Can a Contractor File a Lien in Texas?

Deadlines and liens go hand in hand. Miss one, and your claim might be as good as gone. Texas doesn’t play around when it comes to lien timelines.

So how late can you file a lien? 

For general contractors, you typically have until the 15th day of the third month after your work wraps up to file. Subcontractors? Your window is even tighter: the 15th of the second month. And that’s counting from the last month you provided labor or materials.

Miss the deadline? That’s where it gets tricky. Texas law doesn’t offer extensions or do-overs. If you’re late, the lien is invalid, full stop. That means you lose your legal right to claim a lien on the property, and getting paid is much more complex.

Are there any exceptions? Not really. Unlike other legal processes, there’s no “better late than never” option here. The deadlines are firm, and your lien rights vanish once they pass.

What can you do if you’re already past the cutoff? At that point, your best bet is looking into other legal routes, (like filing a breach of contract lawsuit), but that’s a different battle. If you’ve missed a lien deadline and need help with figuring out your options, our lien lawyers are available to help guide you through every step of the way.

The takeaway? Don’t cut it close. Mark those deadlines early, send your pre-lien notices on time, and file before the clock runs out. It’s not just a box to check, it’s your paycheck on the line.

What Happens If a Contractor Misses the Lien Filing Deadline?

Miss a lien deadline? That’s a problem.

Once the clock runs out, you lose your legal right to file a lien, meaning, you can’t attach the debt to the property. That gives the owner free rein to sell, refinance, or move forward without paying a dime. It’s like showing up to cash a check, only to find out the account’s been closed.

Is There Any Way to Recover the Money?

Maybe. A missed lien deadline doesn’t necessarily erase the work you did.It just takes away one of the strongest tools you had to secure payment.

You can still go after what you’re owed through a breach of contract claim — holding the owner or general contractor accountable for the deal you made. Small claims court might be on the table, or if the amount is smaller, negotiating a payment plan could be worth a shot. It’s not as straightforward as a lien, but it’s still a path forward.

But let’s be honest, the longer you wait, the harder it gets.

The best move? Never let it get to this point. Set reminders, use project tracking software, or slap sticky notes on your desk with deadlines if you have to. Whatever it takes, make sure those deadlines stay on your radar—because once they pass, getting paid turns into an uphill battle.

Get Expert Help from Texas Lien Lawyers Today

Are you dealing with lien deadlines, payment disputes and legal hoops? It’s a headache, we get it. That’s why our Texas lien lawyers are here. Not only to file forms and state laws but to ensure you have a real plan to secure the money you’ve worked for.

Our team knows the drill. Our Texas lien lawyers have seen it all. They represent contractors looking for overdue payments and subcontractors questioning whether a missed deadline cost them a paycheck. The goal? Simple. Protect your right to get paid.

Our lawyers are not just competent; they have a strategy that sets them apart. They don’t just stop at the basics, they also dig into your case to see the smartest way to get results. If you’re stressing over a lien issue, you don’t have to figure it out alone.

Let’s talk. Contact us today for a free consultation, and we will break everything down to you so you know exactly what the next steps are.