Plus, there is a specialized required notice for those who provide a Notice of Specially Fabricated Materials Form*. Texas notices go by a lot of different, unofficial, names: preliminary notices, pre-lien notices, monthly notices, three-month notices, two-month notices. If you don’t send the proper notices, by the proper deadline, to the right people, you will lose your powerful Texas mechanics lien rights. If you’re a subcontractor or supplier in Texas, you likely have some type of preliminary notice requirement! Those who contract directly with the property owner - such as general contractors - are the only participants who are exempt from most notices.ĭon’t overlook your notice requirement. While this post is about the lien filing and not the notice scheme, it is mentioned here because the notice scheme is so important to lien rights, and because a lot of contractors make mistakes with Texas notices. See the Ultimate Guide to Preparing & Sending Your Texas Monthly Notices And language like “ 15th day of the second month following the month that work was performed” can be dizzying! There are multiple notices and deadlines depending on the type of project and the claimant’s role. This is where the Texas lien process gets such a bad reputation. However, the Texas monthly notice scheme can be a nightmare. Related: What is a Design / Artisan Lien? 2. Did you send all the required Texas construction notices?įiguring out how to file a Texas mechanics lien is not that difficult - as you’ll see below, the act of preparing and filing your lien in Texas is pretty straightforward. Parties that contribute “construction of improvements” on a project, and fall into one of the three categories above, can file a Texas mechanics lien – as long as they follow the other required steps!
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