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 § 53.156 (2026)

Costs And Attorney's Fees

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Sec. 53.156. COSTS AND ATTORNEY'S FEES. In any proceeding to foreclose a lien or to enforce a claim against a bond issued under Subchapter H, I, or J or in any proceeding to declare that any lien or claim is invalid or unenforceable in whole or in part, the court shall award costs and reasonable attorney's fees as are equitable and just. With respect to a lien or claim arising out of a residential construction contract, the court is not required to order the property owner to pay costs and attorney's fees under this section.

Added by Acts 1984, 68th Leg., 2nd C.S., ch. 18, Sec. 4(a), eff. Oct. 2, 1984. Amended by Acts 1989, 71st Leg., ch. 1138, Sec. 22, eff. Sept. 1, 1989.

Amended by:

Acts 2011, 82nd Leg., R.S., Ch. 51 (S.B. 539), Sec. 1, eff. September 1, 2011.

Notes of Decisions
Cited in 67 cases (13 in the last 5 years), 1987–2024 · leading case: R.M. Dudley Constr. Co. v. Dawson, 258 S.W.3d 694 (Tex. App.—Waco 2008).
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R.M. Dudley Constr. Co. v. Dawson, 258 S.W.3d 694 (Tex. App.—Waco 2008). · cites it 2× “See Tex. Prop.Code Ann. § 53.156. The Appellees’ attorney testified to attorney’s fees and costs in the amount of $7,377.”
Scherer v. Angell, 253 S.W.3d 777 (Tex. App.—Amarillo 2007). · cites it 3× “Further, the An-gells allege that the award of attorney fees was valid because of the provisions of Texas Property Code section 53.156. See Tex.”
West v. Triple B Servs., LLP, 264 S.W.3d 440 (Tex. App.—Houston [14th Dist.] 2008). · cites it 2× “Tex. PROp.Code § 53.156 (footnote omitted) (emphasis added).”
Gill Sav. Ass'n v. Int'l Supply Co., 759 S.W.2d 697 (Tex. App.—Dallas 1988). · cites it 2× “TEX.PROP.CODE ANN. § 53.156(a) (Vernon 1984).”
Arias v. Brookstone, L.P., 265 S.W.3d 459 (Tex. App.—Houston [1st Dist.] 2008). “Because we have held that the March 14, 2003 affidavits are not invalid due to lack of notice, we need not reach Brookstone's and Liberty Mutual's second ground for summary judgment.”
Concept Gen. Contracting, Inc. v. Asbestos Maint. Servs., Inc., 346 S.W.3d 172 (Tex. App.—Amarillo 2011). · cites it 2× “Further, appellants cite Texas Property Code section 53.156 as statutory support for their entitlement to these attorney’s fees.”
Texas Wood Mill Cabinets, Inc. v. Butter, 117 S.W.3d 98 (Tex. App.—Tyler 2003). · cites it 2× “” Tex. PROp.Code Ann. § 53.156 (Vernon 1995).”
World Help v. Leisure Lifestyles, Inc., 977 S.W.2d 662 (Tex. App.—Fort Worth 1998). “Tex. PROP.Code Ann. § 53.156 (Vernon 1995) (emphasis supplied).”
Wesco Distrib., Inc. v. Westport Grp., Inc., 150 S.W.3d 553 (Tex. App.—Austin 2004). “The district court initially denied West-port’s summary motion to remove an invalid or unenforceable lien, but later granted Westport’s motion for partial summary judgment made on the same grounds: untimely notice because of insufficient postage.”
Chubb Lloyds Ins. Co. of Texas v. Andrew's Restoration, Inc., 323 S.W.3d 564 (Tex. App.—Dallas 2010). · cites it 2× “” Tex. Prop.Code Ann. § 53.156 (Vernon 2007).”
Trinity Drywall Sys., LLC v. TOKA Gen. Contractors, Ltd., 416 S.W.3d 201 (Tex. App.—El Paso 2013). “156 (West 2007) (providing that in any proceeding to foreclose a lien or in any proceeding to declare that any lien is invalid or unenforceable, the trial court may award costs and reasonable attorney’s fees as are equitable and just).”
Bluelinx Corp. v. Texas Constr. Sys., Inc., 363 S.W.3d 623 (Tex. App.—Houston [14th Dist.] 2011). “…foreclose a lien such as TCS's, "the court may award costs and reasonable attorney’s fees as are equitable and just.” Tex. Prop.Code § 53.156.”
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Tex. Prop. Code § 53.156(a): 1 case
Gill Sav. Ass'n v. Int'l Supply Co., 759 S.W.2d 697 (Tex. App.—Dallas 1988). “TEX.PROP.CODE ANN. § 53.156(a) (Vernon 1984).”
Tex. Prop. Code § 53.156(b): 1 case
Gill Sav. Ass'n v. Int'l Supply Co., 759 S.W.2d 697 (Tex. App.—Dallas 1988). “TEX.PROP.CODE ANN. § 53.156(a) (Vernon 1984).”
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