Texas Mechanics Lien Deadline (2026): 15th Day of the 3rd Month for Remodelers
How long a remodeler hired by the homeowner has to record a mechanics lien in Texas, what notice comes first, and the deadline to sue, worked on three dates.
Not legal advice. General information from each state's lien statute, checked Oct 29, 2026, for a contractor hired directly by the owner of an existing home. Dates are calendar arithmetic; some states move a deadline that lands on a weekend or holiday and some don't, and a recorded notice of completion or commencement can change the clock. Before you rely on a date, check with a construction attorney in your state.
The rule in Texas
15th day of the 3rd month
File by the 15th day of the 3rd month after the month the contract is completed, terminated, or abandoned. Nonresidential gets the 4th month. Copy the homeowner within 5 days.
1 year after the deadline
Sue within 1 year after the last day you could file the lien. A recorded written agreement with the homeowner can extend this to 2 years after filing.
Disclosure and written contract
Give the homeowner the state disclosure statement before the contract. Missing it does not void the lien. On a homestead, sign the written contract before work and file it with the county clerk.
Check first
Homestead: before work, the homeowner and both spouses sign a written contract filed with the county clerk. Your lien affidavit needs the required not-a-lien heading. Remodels need a 3-day cancellation right and signing location terms.
Source: Tex. Prop. Code 53.003, 53.052, 53.055, 53.158, 53.254, 53.255; Tex. Const. art. XVI 50(a)(5) (texas.public.law mirror (verified May 2025) of Ch. 53 as amended by HB 2237 eff. 2022-01-01; SB 929 enrolled text and HB 2237 Senate analysis on capitol.texas.gov)
“for residential construction projects, not later than the 15th day of the third month”
Three last days of work, worked
| Last work | Record by | Sue by |
|---|---|---|
| Mar 13, 2026 | Jun 15, 2026 | Jun 15, 2027 |
| Jul 31, 2026 | Oct 15, 2026 | Oct 15, 2027 |
| Nov 20, 2026 | Feb 15, 2027 | Feb 15, 2028 |
Suit dates assume you record the lien on its last day; record earlier and a suit deadline that runs from recording comes earlier. Dates are calendar arithmetic and aren't moved off weekends or holidays.
Also check
- Texas moves a deadline that falls on a weekend or legal holiday to the next business day. February 15, 2027 is Presidents' Day, so a lien for work finished in November 2026 is due February 16.
Texas lien questions
How long do I have to file a mechanics lien in Texas?
File by the 15th day of the 3rd month after the month the contract is completed, terminated, or abandoned. Nonresidential gets the 4th month. Copy the homeowner within 5 days.
How long does a mechanics lien last in Texas?
Sue within 1 year after the last day you could file the lien. A recorded written agreement with the homeowner can extend this to 2 years after filing.
Does a contractor need to send a notice before filing a lien in Texas?
Give the homeowner the state disclosure statement before the contract. Missing it does not void the lien. On a homestead, sign the written contract before work and file it with the county clerk.
Compare other states
How we checked
We read each state's mechanics lien statute on the legislature's site, for a contractor hired directly by the homeowner on an existing home. Two independent research passes covered all 50 states and DC, and a third reviewer checked the result. Where a state's own site would not load, the row names the copy we read. Last checked .
This guide explains the general rule. It is not legal advice.