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

✓ current as of May 2026
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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. 2008).
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R.M. Dudley Constr. Co. v. Dawson, 258 S.W.3d 694 (Tex. App. 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. 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. 2008). · cites it 2× “Tex. PROp.Code § 53.156 (footnote omitted) (emphasis added).”
Gill Sav. Ass'n v. Int'l Supply Co. Inc., 759 S.W.2d 697 (Tex. App. 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. 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. 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. 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. 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. 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. 2010). · cites it 2× “” Tex. Prop.Code Ann. § 53.156 (Vernon 2007).”
Trinity Drywall Sys., LLC v. TOKA Gen. Contractors, Ltd., & Vineyard Vill., MSV, LLC, 416 S.W.3d 201 (Tex. App. 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. 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.”
Morrell Masonry Supply, Inc. v. Lupe's Shenandoah Reserve, LLC, 363 S.W.3d 901 (Tex. App. 2012). “See Tex. Prop. Code Ann. § 53.156 (West Supp.”
TDIndustries, Inc. v. NCNB Texas Nat'l Bank, 837 S.W.2d 270 (Tex. App. 1992). “or in any proceeding to declare that any lien or claim is invalid or unenforceable in whole or in part, the court may award costs and reasonable attorney’s fees as are equitable and just.”
Palomita, Inc. v. Medley, 747 S.W.2d 575 (Tex. App. 1988). “The trial court and the appellee rely on Tex.Prop.Code Ann. §§ 53.156 and 53.176 (Vernon 1984) to allow an award of attorney’s fees and pre-judgment interest to be added on to the amount for which a mechanic's lien secures payment.”
Page v. Marton Roofing, Inc., 102 S.W.3d 750 (Tex. App. 2002). “” Tex. Prop.Code Ann. § 53.156 (Vernon 1995).”
Endeavor Energy Resources, L.P. v. Sandra H. Staley, Individually as Indep. of the Est. of George G. Staley, & as Tr. of the Tax Free Trust for Sandra H. Staley, 569 S.W.3d 319 (Tex. App. 2019). “” TEX.PROP.CODE ANN. § 53.156. Awarding fees in an equitable and just way is a matter squarely within the trial court’s discretion.”
Acme Energy Servs., Inc. D/B/A Big Dog Drilling v. Sandra H. Staley, Individually as Indep. of the Est. of George G. Staley, & as Tr. of the Tax Free Trust for Sandra H. Staley, 569 S.W.3d 841 (Tex. App. 2019). “” TEX.PROP.CODE ANN. § 53.156. Awarding fees in an equitable and just way is a matter squarely within the trial court’s discretion.”
Baker Hughes Oilfield Operations, Inc. v. Union Bank of California, N.A. (In Re Cornerstone E & P Co.), 435 B.R. 390 (Bankr. N.D. Tex. 2010). “” Tex. PROP.Code § 53.156. To support their claim for attorneys’ fees under these sections, the Baker Hughes Plaintiffs point to McCarty v.”
Lexcon, Inc. v. Gray, 740 S.W.2d 83 (Tex. App. 1987). “TEX.PROP.CODE ANN. § 53.156 (Vernon 1984).”
Roland v. Gen. Brick Sales, Inc., 818 S.W.2d 896 (Tex. App. 1991). · cites it 2× “The judgment ordered that General Brick have foreclosure of its liens on the properties *897 currently owned by Roland, Christian, Sharp, and Todd, and that it recover attorney’s fees jointly and severally under Tex. Prop.Code Ann. § 53.156 (Vernon 1984).”
Sw. Trinity Constructors, Inc. v. St. Paul Fire & Marine Ins., 497 N.W.2d 366 (Neb. 1993). “Tex. Prop. Code Ann. § 53.156 (b) (West 1984).”
Acme Energy Servs., Inc. D/B/A Rig Movers Express v. Sandra H. Staley, Individually as Indep. of the Est. of George G. Staley, & as Tr. of the Tax Free Trust for Sandra H. Staley, 569 S.W.3d 831 (Tex. App. 2019). “” TEX.PROP.CODE ANN. § 53.156. 14 Awarding fees in an equitable and just way is a matter squarely within the trial court’s discretion.”
Imp. Sys. Int'l, Inc. v. Houston Cent. Indus., 752 F. Supp. 745 (S.D. Tex. 1990). “At the time Palomita was decided, Texas Prop.Code § 53.156 said that a mechanic’s lien holder is entitled to recover all reasonable costs of collection, including attorney’s fees, while § 53.”
Dossman v. Nat'l Loan Investors, L.P., 845 S.W.2d 384 (Tex. App. 1992). “156 of the Texas Property Code in 1989. Tex.Prop.Code Ann.”
D2 Excavating, Inc. v. Thompson Thrift Constr., Inc. (S.D. Tex. 2021). · cites it 4× “005(b), mechanic’s lien statute, Texas Property Code § 53.156, and the general statutory provision for attorney’s fees on contract actions, Texas Civil Practice and Remedies Code § 38.”
Patriot Contracting, LLC & Travelers Cas. & Sur. Co. of Am. v. Shelter Prods., Inc. (Tex. App. 2021). · cites it 3× “59 under Texas Property Code section 53.156, and conditional appellate attorney’s fees.”
Casto Lopez Concrete, LLC, Venancio Lopez, Individually, & Casto Lopez, Individually v. Sage Com. Grp., LLC (Tex. App. 2022). · cites it 3× “See Tex. Prop. Code § 53.156 (permitting award of costs and attorney’s fees in any proceeding to declare a lien invalid or unenforceable).”
Isomeric Indus., Inc. v. Triple Crown Resources, LLC (Tex. App. 2023). · cites it 3× “Triple Crown answered and counterclaimed, seeking a declaratory judgment that Isomeric’s liens were invalid under Texas Property Code Section 56.043, and sought recovery of its attorney’s fees pursuant to Texas Property Code Section 53.”
Darin G. Cyphers, Individually & as Duly Authorized Agent of Presidential One Enter., LLC v. Dennis D. Cunningham, Individually & for & on Behalf of Margaret M. Cunningham (Tex. App. 2024). · cites it 3× “009 (authorizing costs and attorney’s fees in a declaratory judgment proceeding); Tex. Prop. Code Ann. § 53.156 (authorizing costs and attorney’s fees in a proceeding to declare a lien invalid).”
Schear Hampton Drywall, LLC v. Founders Com., LTD (Tex. Crim. App. 2018). · cites it 2× “..............19 TEX. PROP. CODE ANN. § 53.”
AdvanTech Constr. Sys., LLC & Luis G. Higareda v. Michalson Builders, Inc. & Michael Czapski (Tex. App. 2023). · cites it 2× “” Tex. Prop. Code § 53.156. AdvanTech and Higareda argue the trial court erred in awarding Michalson attorney’s fees because (1) the first lien was released before Michalson had any time entries for attorney’s fees; (2) Michalson did not bring an action to remove the second…”
Pearl Resources Operating Co. LLC v. Transcon Capital, LLC (Bankr. S.D. Tex. 2024). · cites it 2× “131 TEX. PROP. CODE § 53.156. 132 TEX. PROP. CODE § 53.”
Robert Scherer & SCS Constr. Mgmt. Inc. v. Dean Angell & Sally Angell (Tex. App. 2007). · cites it 2×
Target Corp. v. Advanced Alarm Sys., Inc. & Knight Sec. Sys., Inc. (Tex. App. 2007). · cites it 2× “See Tex. Prop. Code Ann. § 53.156 (Vernon 1995).”
R.M. Dudley Constr. Co., Inc. v. Dan Dawson, William W. Dawson, Jr. (Dan Dawson's Dad), Rudy Briner, Steven Clark Hays & James K. Ashlock (Tex. App. 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.”
David Esau v. Weldon T. Robinson A/K/A W. T. Robinson (Tex. App. 2008). · cites it 2× “Attorney's Fees In his petition for declaratory judgment, Robinson sought relief under chapter 53 of the Texas Property Code, see Tex. Prop. Code Ann. § 53.156 (Vernon 2007) (mandating specific procedures for perfecting a lien), and section 12.”
Concept Gen. Contracting, Inc. D/B/A Concept Builders, BW Affordable Hous., L.P., & Capitol Indem. Corp. v. Asbestos Maint. Servs., Inc. (Tex. App. 2011). · cites it 2× “Further, appellants cite Texas Property Code section 53.156 as statutory support for their entitlement to these attorney's fees.”
Concept Gen. Contracting, Inc. D/B/A Concept Builders, BW Affordable Hous., L.P., & Capitol Indem. Corp. v. Asbestos Maint. Servs., Inc. (Tex. App. 2011). · cites it 2× “Further, appellants cite Texas Property Code section 53.156 as statutory support for their entitlement to these attorney’s fees.”
in Re Make Ready Contractors, Inc., Relator (Tex. 2015). · cites it 2× “Specifically, the liens were filed too late.”
Nate D. Sanders, Inc. & Baumgardner Funeral Home, Inc., & Allen S. Baumgardner, Sr. v. Robert Edward Lee Oswald (Tex. App. 2015). · cites it 2× “Civil Procedure Rem edies Costs & Attorney Fees The development loan documents gave C&I a deed of General Overview trust lien on Rylee's Landing for the full amount of the [HN35] See Tex. Prop. Code Ann. § 53.156 (1995). development loan.”
Precision Roofing Inc. v. David Zavelson & Tracy Zavelson (Tex. App. 2018).
Schear Hampton Drywall, LLC v. Founders Com., LTD (Tex. App. 2019).
Jerry Spence D/B/A Big Country Irrigation v. Mark Hadley & Virginia Reger Morton, Tr. of the Virginia Reger Morton Revocable Living Trust (Tex. App. 2021).
Texas Constr. Specialists, L.L.C. v. Ski Team Vip, L.L.C. (Tex. App. 2022).
Pioneer Emerald Pointe, LLC v. Texmenian Contractors, LLC D/B/A Red Carpet Cleaning & Merge Mgmt., LLC D/B/A Emerald Point Apts. (Tex. App. 2023).
Thompson Co., Inc. v. Paris Lakes Med. Assets, LLC (E.D. Tex. 2021).
Pearl Resources LLC v. Allied OFS LLC (Bankr. S.D. Tex. 2022).
Texas Rock Solid Bldg. Servs., LLC v. Robert Pounds & Camille Pounds (Tex. App. 2024).
Page, Herman v. Marton Roofing, Inc. (Tex. App. 2002).
Gustavo Arias D/B/A Gus Trucking Serv. v. Brookstone, L.P. & Liberty Mut. Ins. Co. (Tex. App. 2007).
Perry & Perry Builders, Inc./Sergio Galvan D/B/A Galvan Plastering Co. v. Sergio Galvan, D/B/A Galvan Plastering Co./Perry & Perry Builders, Inc. Our Lady's Maronite Catholic Church & Ins. Co. of the West (Tex. App. 2003).
Perry & Perry Builders, Inc./Sergio Galvan D/B/A Galvan Plastering Co. v. Sergio Galvan, D/B/A Galvan Plastering Co./Perry & Perry Builders, Inc. Our Lady's Maronite Catholic Church & Ins. Co. of the West (Tex. App. 2003).
Wesco Distrib., Inc. v. Westport Grp., Inc. (Tex. App. 2004).
Wesco Distrib., Inc. v. Westport Grp., Inc. (Tex. App. 2004).
Ruben Ruiz v. State (Tex. App. 2006).
Robert Scherer & SCS Constr. Mgmt. Inc. v. Dean Angell & Sally Angell (Tex. App. 2007).
Robert Scherer & SCS Constr. Mgmt. Inc. v. Dean Angell & Sally Angell (Tex. App. 2007).
DB Sterling Investments, L.P. v. Pro M & E, Inc. D/B/A JC Stonewall Constructors, LP (Tex. App. 2009).
Texas Wood Mill Cabinets, Inc. F/K/A Woodmark Cabinets & Doors, Inc. v. Leo Butter & Wife, Holly Butter (Tex. App. 2003).
Contemporary Contractors, Inc. v. Centerpoint Apt. LTD P/S (Tex. App. 2014).
Camp Roofing LTD, D/B/A Camp Constr. Servs. v. Park Side Villas I, LLC & Karen Irwin (Tex. App. 2011).
Concept Gen. Contracting, Inc. D/B/A Concept Builders, BW Affordable Hous., L.P., & Capitol Indem. Corp. v. Asbestos Maint. Servs., Inc. (Tex. App. 2011).
Morrell Masonry Supply, Inc. v. Westport Grp., Inc. (Tex. App. 2013).
Englobal U.S., Inc. v. Jefferson Refinery, L.L.C. (Tex. App. 2015).
Ted B. Lyon, III v. Bldg. Galveston, Inc., D/B/A Bldg. Solutions (Tex. App. 2015).
Susan England v. Janice Kolbe, as Guardian of the Est. of Edna Moon (Tex. App. 2015).
— Tex. Prop. Code § 53.156(a) — 1 case
Gill Sav. Ass'n v. Int'l Supply Co. Inc., 759 S.W.2d 697 (Tex. App. 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. Inc., 759 S.W.2d 697 (Tex. App. 1988). “TEX.PROP.CODE ANN. § 53.156(a) (Vernon 1984).”
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