How long past the payment date do you need to wait to file a mechanic lien?

   Texas deadlines mark the last possible filing days but do not specify waiting periods after invoicing. Although invoicing is essential, lien filing dates are tied to work completion, not payment due date.

   Texas categorizes projects as public works, private residential, or commercial, each with distinct lien filing deadlines. Original or general contractors on commercial projects must file the lien before the 15th day of the 4th month after the contract was completed, terminated, or abandoned. While non-residential projects require filing by the 15th day of the 3rd month. Original contractors don’t need to give advance notice before filing a lien.

   Subcontractors must send monthly pre-lien notices by the 15th day of the 3rd month after work or material delivery, with the lien due by the 15th day of the 4th month. 

   Missing deadlines can be prevented by submitting monthly pre-lien notices timely. Record invoices and work dates, follow pre-lien notice and lien filing deadlines, and you will always preserve your rights.