Electricians usually get stuck on the last payment. Rough-in pays, the final inspection passes, the lights are on and the owner moves in, and then the final draw for trim and fixtures stalls. On tenant build-outs, the GC may be waiting on the landlord's improvement allowance, which means your money is sitting two steps away from you.
Where payment breaks down for electrical contractors
- Final draws stall after the certificate of occupancy is issued.
- Tenant improvement money flows from landlord to tenant to GC before it reaches you.
- Owner-supplied fixtures get swapped mid-job and the change order never gets signed.
- Small service jobs get ignored because they feel too small to chase.
Your lien rights as an electrical contractor
On commercial build-outs you're usually a sub, so the monthly notice-of-claim deadlines apply. On a tenant improvement, the lien attaches to the owner's interest only in certain situations, so we check who owns the building and who ordered the work before filing. There's no minimum claim size for us, so even small service invoices can be worth protecting.
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.
Real job, Johnson County: an electrical sub on a small office build-out was owed $14,920 on the final draw. A lien was filed and the account was resolved through a negotiated payment 43 days later. More on Johnson County liens →
What to keep for every job
- Permit and final inspection dates
- Draw schedule and which draws were paid
- Signed and unsigned change orders
- Fixture and gear delivery dates
Outside Texas?
We file liens for electrical 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 · HVAC Contractors · Painting Contractors · Fencing Contractors · Flooring Contractors · Drywall Contractors · Landscaping Contractors · Lumber and Building Material Suppliers · Equipment Rental Companies
Frequently asked questions
Can I lien a tenant build-out?
Often yes, but it depends on the lease and who ordered the work. We confirm the owner and the chain of contracts before filing.
The inspection passed. Why won't they pay the final?
Usually because money hasn't flowed down from the owner or landlord. A lien or a notice of claim puts the owner on notice to hold funds for you.
Is there a minimum amount to file a lien?
Not with us. We file on small service invoices as well as large commercial jobs.
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 an electrical contractor?
Liens $199 to $500, recording, notarizing and serving included. Usually filed in 2 business days. Call (469) 694-8003.
