Painting is one of the last trades on a job, so you see the end-of-project squeeze first. The GC is over budget, the owner wants to move in, and suddenly your final invoice is held up over touch-ups. Because you finish late, your Texas deadlines often run later than the earlier trades', but the money is also the last money anyone wants to release.
Where payment breaks down for painting contractors
- Touch-up lists get used to hold the whole final invoice.
- Other trades' damage to your finished walls gets back-charged to you.
- Tenant improvement GCs go quiet once the space is turned over.
- Residential repaints for homeowners end in disputes over color or coverage.
Your lien rights as a painting contractor
On commercial TI and new construction, you're typically a sub, so send a notice of claim for each unpaid month and file by the 15th of the 4th month after your last month of work. Touch-up visits after your work is complete generally shouldn't be relied on to restart the clock. On homeowner repaints, you're the original contractor and the homestead contract rules apply.
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, Rockwall County: a painting contractor on a commercial tenant improvement was owed $5,725. Following a lien filing and further collection efforts, the parties settled 52 days later. More on Rockwall County liens →
What to keep for every job
- Approved color and finish schedule
- Dated photos at completion
- Punch-list sign-offs
- Invoices separating base work from back-charged repairs
Outside Texas?
We file liens for painting 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 · Fencing Contractors · Flooring Contractors · Drywall Contractors · Landscaping Contractors · Lumber and Building Material Suppliers · Equipment Rental Companies
Frequently asked questions
The GC is holding my final over touch-ups. Can I lien?
Yes, if you're inside your deadline. A lien protects the claim while the punch list gets worked out.
Do touch-ups extend my lien deadline?
Generally no. Your deadline runs from when your contracted work was done. Don't count on later touch-ups.
Can painters lien a homeowner's house?
Yes, if you contracted with the owner and met Texas homestead requirements, including a written contract signed before you started.
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 painting contractor?
Liens $199 to $500, recording, notarizing and serving included. Usually filed in 2 business days. Call (469) 694-8003.
