Drywall sits in the middle of the schedule and takes the blame for everyone else's delays. Back-charges for damage, schedule penalties and held retainage can eat your margin on a multifamily job before you see the final check. When the GC finally pays, it's often short, and the shortfall becomes your problem.
Where payment breaks down for drywall contractors
- Back-charges for damage by other trades get deducted from your pay app.
- Retainage is held until the entire project closes, sometimes a year later.
- Multifamily GCs pay slowly while waiting on lender draws.
- Change orders for extra board or patching never get signed.
Your lien rights as a drywall contractor
As a sub, send a notice of claim for each unpaid month. If retainage is what you're owed, Texas has a separate retainage notice and a separate lien deadline tied to when the original contract ends (§§ 53.057, 53.052(d)). Owners must hold back 10% of the contract for 30 days after completion (§ 53.101), which is money set aside to protect subs like you.
The Texas deadlines that apply to you
For original contracts signed on or after January 1, 2022, a sub or supplier sends a notice of claim to the owner and the original contractor by the 15th day of the 3rd month after each month of unpaid work, or the 2nd month on a residential job (Tex. Prop. Code § 53.056). The lien affidavit is due by the 15th day of the 4th month after your last month of work, or the 3rd month on a residential job (§ 53.052). A contractor hired directly by the owner sends no pre-lien notice and counts from the month the original contract was completed, terminated or abandoned. If a deadline lands on a weekend or legal holiday, it moves to the next business day (§ 53.003(e)). Full Texas deadline guide → · Deadline calculator →
Residential or commercial? Texas uses its shorter residential deadlines when the home is owned and lived in (or meant to be lived in) by the owner, under the Property Code's definition of a residence (§ 53.001). A new home still owned by a builder can fall under the longer commercial deadlines. We check which set applies before we file.
What to keep for every job
- Pay applications and the retainage held on each
- Back-charge notices and your responses
- Square footage and board counts by building
- Unsigned change orders with the work they covered
Outside Texas?
We file liens for drywall contractors in 18 states, in any county. Each state has its own notices and deadlines. See the states we serve →
Lien deadline passed or the lien didn't pay?
The debt is still owed. We collect unpaid construction invoices on contingency, 10% to 33%, with no charge if we don't collect. See construction collections →
Pricing and turnaround
Liens are $199 to $500, and that includes recording fees, notarizing and serving. Pre-lien notices are $100. Typical turnaround is 2 business days, and there's no minimum claim amount. Collections run on contingency, 10% to 33%, with no charge if we don't collect. Call (469) 694-8003, Monday through Friday, 8am to 7pm.
Other trades we file for
Roofing Contractors · Concrete Contractors · Plumbing Contractors · Electrical Contractors · HVAC Contractors · Painting Contractors · Fencing Contractors · Flooring Contractors · Landscaping Contractors · Lumber and Building Material Suppliers · Equipment Rental Companies
Frequently asked questions
How do I protect my retainage on a drywall job?
Send the Texas retainage notice on time and file by the retainage lien deadline. Read our guide to Texas retainage claims or call us with your dates.
Can I lien for back-charged amounts I dispute?
You can claim what you believe you're owed. The lien protects the claim while the dispute is resolved.
The GC says the lender hasn't funded the draw. Should I wait?
Don't let it run out your deadlines. Notices and liens put the owner on notice to hold funds for you.
This page is general information, not legal advice. LevelSet Collections is not a law firm; we prepare and file liens and notices as agent for the claimant. Deadlines change and depend on the facts of your job, so confirm your dates with us before relying on them.
Owed money as a drywall contractor?
Liens $199 to $500, recording, notarizing and serving included. Usually filed in 2 business days. Call (469) 694-8003.
