--- title: "Texas mechanic's lien deadlines for drywall subcontractors | TapeAndFloat" url: https://tapeandfloat.com/guides/texas-lien-deadlines.html language: en author: James Grokman, CEO, TapeAndFloat updated: 2026-10-25 --- # Texas lien deadlines for drywall subcontractors **A Texas lien deadline is the last day a drywall subcontractor can send a notice of claim or file a lien affidavit under Property Code[Chapter 53](https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm). On residential jobs, the notice is due by the 15th day of the 2nd month after the unpaid work.** By [James Grokman](https://tapeandfloat.com/about.html), CEO, TapeAndFloat · Published October 21, 2026 · Updated October 25, 2026 **Not legal advice.** This is a general summary for office staff, current as we understand it for contracts entered on or after January 1, 2022. Deadlines depend on the job type, your contract tier and the exact dates. Read the statute and check your specific job with a Texas construction attorney before relying on any date. **Quick dates:** use the free [Texas lien deadline calculator](https://tapeandfloat.com/texas-lien-deadline-calculator.html). Texas Property Code [Chapter 53](https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm) gives subcontractors and suppliers lien rights, but only if notices and the lien affidavit go out on time. Most deadlines are counted as "the 15th day of the Nth month after the month" the work was done, so a June job and a June 30 job share the same date. ## The deadlines most drywall subs need Step| Residential job| Commercial job| Statute ---|---|---|--- Notice of claim for unpaid work (to owner and original contractor)| 15th day of the **2nd** month after the month the work was performed| 15th day of the **3rd** month after the month the work was performed| § 53.056(a-1) File the lien affidavit with the county clerk| 15th day of the **3rd** month after the last month you provided labor or materials| 15th day of the **4th** month after the last month you provided labor or materials| § 53.052(b), (c) Send a copy of the filed affidavit| Within 5 days after filing, to the owner and original contractor| § 53.055 Retainage notice (if retainage is held)| Generally within 30 days after your subcontract is completed, terminated or abandoned (or by the affidavit deadline)| § 53.057 Lawsuit to foreclose the lien| Generally within one year after the last day you could file the affidavit (check § 53.158 for your case)| § 53.158 ## Worked example (residential) Your crew hangs and finishes a house in **March** and the GC hasn't paid. Notice of claim: by **May 15**. If your last work on the job was in April, the lien affidavit is due by **July 15**. If a date lands on a weekend or legal holiday, § 53.003(e) moves it to the next business day, but send early anyway. ## Office checklist * Record the month work was performed for every unpaid invoice, not just the invoice date. * Use the statutory notice and affidavit forms where the Code provides them, and send notices by certified mail (other trackable methods are allowed under § 53.003; keep the receipt). * Track retainage separately: it has its own notice. * Lien waivers: Texas requires the statutory conditional and unconditional waiver forms in [Subchapter L (§ 53.281-.287)](https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.281). Don't sign an unconditional release until payment has cleared. Longer explanation with a deadline calculator: [Texas lien deadlines for subcontractors, in plain English](https://tapeandfloat.com/blog/texas-lien-deadlines-subcontractors.html). ## Official sources * [Texas Property Code, Chapter 53 (Mechanic's, Contractor's, or Materialman's Liens)](https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm), Texas Legislature Online * [HB 2237 (87th Legislature, 2021)](https://capitol.texas.gov/BillLookup/History.aspx?LegSess=87R&Bill=HB2237), which rewrote the notice and deadline rules for contracts entered on or after January 1, 2022 TapeAndFloat tracks these dates for every unpaid job and reminds you ahead of time. [Join the free Austin pilot](https://tapeandfloat.com/office-assistant.html#pilot). **Not legal advice.** This is a general summary for office staff, current as we understand it for contracts entered on or after January 1, 2022. Deadlines depend on the job type, your contract tier and the exact dates. Read the statute and check your specific job with a Texas construction attorney before relying on any date. ## Frequently asked questions ### What is the notice deadline for a commercial job in Texas? For contracts on or after January 1, 2022, a subcontractor's notice of claim is due by the 15th day of the 3rd month after the month the unpaid work was done ([§ 53.056](https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.056)). Residential jobs use the 2nd month. ### When is the lien affidavit due? Generally by the 15th day of the 3rd month (residential) or 4th month (commercial) after the month the original contract was completed, terminated or abandoned ([§ 53.052](https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.052)). Check your specific job with a Texas construction attorney. ### Is there a calculator for these dates? Yes. The free [Texas lien deadline calculator](https://tapeandfloat.com/texas-lien-deadline-calculator.html) gives notice, affidavit, retainage and suit dates from the work month. The dates are estimates, not legal advice.