Suppliers are usually the furthest from the owner and the closest to the risk. You extend credit to a builder or sub, deliver to dozens of job sites, and bill monthly on an open account. When that customer falls behind, your money is spread across addresses you may not have tracked. Texas gives suppliers lien rights, but only for jobs where you sent your notices on time.
Where payment breaks down for lumber and building material suppliers
- Open accounts mix deliveries from many jobs on one statement.
- Builders pay the oldest invoices first, leaving recent jobs unpaid.
- Your customer is a sub, so the GC and owner don't know you exist.
- By the time the account is 90 days past due, early deliveries are out of time.
Your lien rights as a material supplier
Track every delivery by job address and month. A supplier sends a notice of claim to the owner and the original contractor by the 15th of the 3rd month after each month of unpaid deliveries (2nd month on residential). Payments on an open account should be applied by job so you know which deliveries are still unpaid. Material that was specially fabricated for a job can be lienable even if it was never delivered (§ 53.021).
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, Parker County: a lumber supplier on a custom home was owed $11,350. After the supplier pursued its lien rights, the builder paid in full 19 days after the lien was filed. More on Parker County liens →
Real job, Hunt County: a roofing materials supplier on a multi-home development was owed $32,600. The lien deadline had passed, so the account went to collections, and the supplier was paid in full after more than four months of follow-up. More on Hunt County liens →
What to keep for every job
- Delivery tickets with job addresses and dates
- Statements broken out by job
- Credit applications and personal guaranties
- Payment records showing which invoices each payment covered
Outside Texas?
We file liens for lumber and building material suppliers 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 · Drywall Contractors · Landscaping Contractors · Equipment Rental Companies
Frequently asked questions
Do suppliers have lien rights in Texas?
Yes. Suppliers to the owner, a contractor or a subcontractor can claim a lien if they send the required notices on time.
How do I handle an open account with deliveries to many jobs?
Break the statement out by job address and month. Each job needs its own notice and lien based on its own dates.
My customer is personally guaranteeing the account. Do I still need a lien?
A guaranty and a lien protect you in different ways. Using both gives you two paths to payment.
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 material supplier?
Liens $199 to $500, recording, notarizing and serving included. Usually filed in 2 business days. Call (469) 694-8003.
