Tex. Codes » Property Code · TITLE 5. EXEMPT PROPERTY AND LIENS · SUBTITLE B. LIENS · CHAPTER 53. MECHANIC'S, CONTRACTOR'S, OR MATERIALMAN'S LIEN
Texas Codes

Tex. Prop. Code § 53.056 (2026)

Derivative Claimant: Notice To Owner And Original Contractor

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Sec. 53.056. DERIVATIVE CLAIMANT: NOTICE TO OWNER AND ORIGINAL CONTRACTOR. (a) Except as provided by Section 53.057, a claimant other than an original contractor must give the notice prescribed by Subsections (a-1) and (a-2) for the lien to be valid.

(a-1) For all unpaid labor or materials provided, the claimant must send a notice of claim for unpaid labor or materials to the owner or reputed owner and the original contractor. The notice must be sent:

(1) for projects other than residential construction projects, not later than the 15th day of the third month after the month during which:

(A) the labor or materials were provided; or

(B) the undelivered specially fabricated materials would normally have been delivered; or

(2) for residential construction projects, not later than the 15th day of the second month after the month during which:

(A) the labor or materials were provided; or

(B) the undelivered specially fabricated materials would normally have been delivered.

(a-2) The notice must be in substantially the following form:

"NOTICE OF CLAIM FOR UNPAID LABOR OR MATERIALS


"WARNING: This notice is provided to preserve lien rights.


"Owner's property may be subject to a lien if sufficient funds are not withheld from future payments to the original contractor to cover this debt.


"Date:_______________

"Project description and/or address: _______________

"Claimant's name: _______________

"Type of labor or materials provided: _______________

"Original contractor's name: _______________

"Party with whom claimant contracted if different from original contractor: _______________

"Claim amount: _______________

"_______________ (Claimant's contact person)

"_______________ (Claimant's address)"

(a-3) The notice may include an invoice or billing statement.

(a-4) A claimant may give to the original contractor a written notice of an unpaid labor or materials invoice that is past due. A notice under this subsection is not required for a lien to be valid.

(b) Repealed by Acts 2021, 87th Leg., R.S., Ch. 690 (H.B. 2237), Sec. 36(4), eff. January 1, 2022.

(c) Repealed by Acts 2021, 87th Leg., R.S., Ch. 690 (H.B. 2237), Sec. 36(4), eff. January 1, 2022.

(d) Repealed by Acts 2021, 87th Leg., R.S., Ch. 690 (H.B. 2237), Sec. 36(4), eff. January 1, 2022.

(e) Repealed by Acts 2021, 87th Leg., R.S., Ch. 690 (H.B. 2237), Sec. 36(4), eff. January 1, 2022.

(f) Repealed by Acts 2021, 87th Leg., R.S., Ch. 690 (H.B. 2237), Sec. 36(4), eff. January 1, 2022.

Acts 1983, 68th Leg., p. 3540, ch. 576, Sec. 1, eff. Jan. 1, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, Sec. 8, eff. Sept. 1, 1989; Acts 1997, 75th Leg., ch. 526, Sec. 8, eff. Sept. 1, 1997.

Amended by:

Acts 2021, 87th Leg., R.S., Ch. 690 (H.B. 2237), Sec. 10, eff. January 1, 2022.

Acts 2021, 87th Leg., R.S., Ch. 690 (H.B. 2237), Sec. 11, eff. January 1, 2022.

Acts 2021, 87th Leg., R.S., Ch. 690 (H.B. 2237), Sec. 36(4), eff. January 1, 2022.

Notes of Decisions
Cited in 40 cases (6 in the last 5 years), 1986–2025 · leading case: Raymond v. Rahme, 78 S.W.3d 552 (Tex. App.—Austin 2002).
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Raymond v. Rahme, 78 S.W.3d 552 (Tex. App.—Austin 2002). · cites it 3× “Laws 4693 , 4696 (amended 1997) (current version at Tex. Prop.Code Ann. § 53.056 (West Supp.2002)).”
Wesco Distrib., Inc. v. Westport Grp., Inc., 150 S.W.3d 553 (Tex. App.—Austin 2004). · cites it 2× “” Tex. Prop.Code Ann. § 53.056(a) (West 2002).”
Page v. Structural Wood Components, Inc., 102 S.W.3d 720 (Tex. 2003). · cites it 2× “, Tex. Prop.Code § 53.056 (notice requirements for derivative claimant to original contractor or owner); § 53.”
Stolz v. Honeycutt, 42 S.W.3d 305 (Tex. App.—Houston [14th Dist.] 2001). · cites it 2× “Tex. PROP.Code Ann. § 53.056. But the ability to “trap” funds is extinguished if the “claim is otherwise paid or settled.”
Pavecon, Inc. v. R-Com, Inc., 159 S.W.3d 219 (Tex. App.—Fort Worth 2005). “Tex. PROp.Code Ann. §§ 53.056(b), .206(a).”
Morrell Masonry Supply, Inc. v. Lupe's Shenandoah Reserve, LLC, 363 S.W.3d 901 (Tex. App.—Beaumont 2012). · cites it 2× “Tex. Prop.Code Ann. § 53.056(b). The person claiming the lien must then file an affidavit with the county clerk not later than the fifteenth day of the fourth month after the day on which the indebtedness accrued.”
Hadnot v. Wenco Distributors, 961 S.W.2d 232 (Tex. App.—Houston [1st Dist.] 1997). · cites it 2× “Tex. Prop. Code Ann. § 53.056 (b) (Vernon 1995).”
Gill Sav. Ass'n v. Int'l Supply Co. Inc., 759 S.W.2d 697 (Tex. App.—Dallas 1988). “See TEX.PROP. CODE ANN. § 53.056(b) (Vernon 1984).”
Levco Constr., Inc. v. Whole Foods Mkt. Rocky Mountain/Sw. L.P., 549 S.W.3d 618 (Tex. App.—Houston [1st Dist.] 2017). “, TEX. PROP. CODE ANN. § 53.056(b) (West 2014) (providing, among other things, that any notice *646 must be submitted no later than 15th day of third month after claimant's labor or materials were furnished).”
Mustang Tractor & Equip. Co. v. Hartford Accident & Indem. Co., 263 S.W.3d 437 (Tex. App.—Austin 2008). “See Tex. Prop.Code Ann. § 53.056 (requiring pre-hen notice to owner or general contractor).”
In Re Kleibrink, 346 B.R. 734 (Bankr. N.D. Tex. 2006). “2003); Tex. Prop.Code Ann. § 53.056 (Vernon 1997).”
Beta Supply, Inc. v. G.E.A. Power Cooling Sys., Inc., 748 S.W.2d 541 (Tex. App.—Houston [1st Dist.] 1988). “Appellee sued for the removal of the lien, based upon appellant’s alleged failure to give it notice of the unpaid debt as required by Tex.Prop.Code Ann. § 53.056 (Vernon 1985).”
Show all 40 citing cases →
Tex. Prop. Code § 53.056(a): 3 cases
Raymond v. Rahme, 78 S.W.3d 552 (Tex. App.—Austin 2002). “Laws 4693 , 4696 (amended 1997) (current version at Tex. Prop.Code Ann. § 53.056 (West Supp.2002)).”
Wesco Distrib., Inc. v. Westport Grp., Inc., 150 S.W.3d 553 (Tex. App.—Austin 2004). “” Tex. Prop.Code Ann. § 53.056(a) (West 2002).”
Rigan Naun Espinoza Valle & SEL Elec., Inc. v. Hertz Elec., LLC Philadelphia Indem. Ins. Co. La Madrid Apts., LLC Joel Dennie & Great Am. Ins. Co., No. 03-20-00056-CV, 2021 WL 1991268 (Tex. App.—Austin May 19, 2021).
Tex. Prop. Code § 53.056(b): 13 cases
Wesco Distrib., Inc. v. Westport Grp., Inc., 150 S.W.3d 553 (Tex. App.—Austin 2004). “” Tex. Prop.Code Ann. § 53.056(a) (West 2002).”
Pavecon, Inc. v. R-Com, Inc., 159 S.W.3d 219 (Tex. App.—Fort Worth 2005). “Tex. PROp.Code Ann. §§ 53.056(b), .206(a).”
Gill Sav. Ass'n v. Int'l Supply Co. Inc., 759 S.W.2d 697 (Tex. App.—Dallas 1988). “See TEX.PROP. CODE ANN. § 53.056(b) (Vernon 1984).”
Levco Constr., Inc. v. Whole Foods Mkt. Rocky Mountain/Sw. L.P., 549 S.W.3d 618 (Tex. App.—Houston [1st Dist.] 2017). “, TEX. PROP. CODE ANN. § 53.056(b) (West 2014) (providing, among other things, that any notice *646 must be submitted no later than 15th day of third month after claimant's labor or materials were furnished).”
Morrell Masonry Supply, Inc. v. Lupe's Shenandoah Reserve, LLC, 363 S.W.3d 901 (Tex. App.—Beaumont 2012). “Tex. Prop.Code Ann. § 53.056(b). The person claiming the lien must then file an affidavit with the county clerk not later than the fifteenth day of the fourth month after the day on which the indebtedness accrued.”
Tex. Prop. Code § 53.056(c): 4 cases
Morrell Masonry Supply, Inc. v. Lupe's Shenandoah Reserve, LLC, 363 S.W.3d 901 (Tex. App.—Beaumont 2012). “Tex. Prop.Code Ann. § 53.056(b). The person claiming the lien must then file an affidavit with the county clerk not later than the fifteenth day of the fourth month after the day on which the indebtedness accrued.”
Hadnot v. Wenco Distributors, 961 S.W.2d 232 (Tex. App.—Houston [1st Dist.] 1997). “Tex. Prop. Code Ann. § 53.056 (b) (Vernon 1995).”
Indus. Structure & Fabrication, Inc. v. Arrowhead Indus. Water, Inc., 888 S.W.2d 840 (Tex. App.—Houston [1st Dist.] 1994).
Astra Ventures, LLC v. Serv. Steel Warehouse Co., L.P., No. 01-23-00825-CV (Tex. App.—Houston [1st Dist.] Aug. 28, 2025).
Tex. Prop. Code § 53.056(d): 4 cases
Stolz v. Honeycutt, 42 S.W.3d 305 (Tex. App.—Houston [14th Dist.] 2001). “Tex. PROP.Code Ann. § 53.056. But the ability to “trap” funds is extinguished if the “claim is otherwise paid or settled.”
In Re Medina, 413 B.R. 583 (Bankr. W.D. Tex. 2009).
Jeff P. Jorgenson v. Joe v. Evans, No. 12-16-00013-CV (Tex. App.—Tyler Aug. 31, 2016).
Astra Ventures, LLC v. Serv. Steel Warehouse Co., L.P., No. 01-23-00825-CV (Tex. App.—Houston [1st Dist.] Aug. 28, 2025).
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