Plumbers bill in stages, and each stage happens in a different month: underground, rough-in, top-out, then trim-out months later. When the GC stops paying, the unpaid money is often spread across several of those months. In Texas, each month has its own notice deadline, so the order you bill in matters as much as the amount.
Where payment breaks down for plumbing contractors
- Rough-in gets paid, trim-out doesn't, and the job closes before anyone notices.
- Apartment and multifamily GCs stretch payment while waiting on lender draws.
- Back-charges for other trades' damage get deducted from your final invoice.
- Warranty callbacks get treated as your 'last day of work' when they usually don't count.
Your lien rights as a plumbing contractor
As a sub, you send a notice of claim for each unpaid month by the 15th of the 3rd month after it (2nd month on residential), and file the lien by the 15th of the 4th month after your last month of work (3rd on residential). Keep stage billing tied to dates. Warranty or punch-list visits made after the work is done generally shouldn't be relied on to extend your deadline.
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, Denton County: a plumbing sub on an apartment complex was owed $27,400. A lien was filed after months of unanswered calls, and payment came in 67 days later after negotiations. More on Denton County liens →
What to keep for every job
- Stage invoices (underground, rough-in, top-out, trim) with dates
- Inspection green tags by date
- Change orders for fixture or layout changes
- Your pay applications and any lien waivers you signed
Outside Texas?
We file liens for plumbing 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 · Electrical Contractors · HVAC Contractors · Painting Contractors · Fencing Contractors · Flooring Contractors · Drywall Contractors · Landscaping Contractors · Lumber and Building Material Suppliers · Equipment Rental Companies
Frequently asked questions
My rough-in was paid but trim-out wasn't. What do I lien for?
The unpaid amount. The notice deadlines are based on the month of the unpaid trim-out work, so we work from those dates.
Does a warranty callback extend my lien deadline?
Generally no. Your deadline runs from when you actually finished your work, not from a later warranty visit.
Can I lien an apartment complex?
Yes. Commercial and multifamily projects use the longer commercial deadlines in Texas, and the lien goes against the property.
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 plumbing contractor?
Liens $199 to $500, recording, notarizing and serving included. Usually filed in 2 business days. Call (469) 694-8003.
