[
  {
    "id": "original-commercial-affidavit",
    "claimant": "original",
    "project": "commercial",
    "event": "File lien affidavit",
    "deadline": {
      "description": "15th day of the 4th month after the month in which the original contractor's work was completed, terminated, or abandoned",
      "month_offset": 4,
      "day": 15,
      "days_after": null,
      "years_after": null,
      "anchor": "month_original_contractor_work_completed_terminated_or_abandoned"
    },
    "recipients": [
      "County clerk of the county where the improvements are located (§ 53.052(e))"
    ],
    "citation": "Tex. Prop. Code § 53.052(a)(1)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.052",
    "quote": "(a) An original contractor claiming the lien must file an affidavit with the county clerk: (1) for projects other than residential construction projects, not later than the 15th day of the fourth month after the month in which the original contractor's work was completed, terminated, or abandoned; or",
    "confidence": "verified",
    "notes": "\"Commercial\" here means any project other than a residential construction project as defined in § 53.001(10). If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "File lien affidavit (original contractor, commercial)",
    "label_es": "Presentar la declaración jurada de gravamen (lien affidavit): contratista original, proyecto comercial",
    "explain_en": "Last day to file your lien affidavit with the county clerk in the county where the property is located: the 15th day of the fourth month after the month your work under the original contract was completed, terminated, or abandoned. The affidavit covers your whole unpaid balance, including retainage. Original contractors do not send the § 53.056 notice of claim.",
    "explain_es": "Último día para presentar su declaración jurada de gravamen (lien affidavit) ante el secretario del condado (county clerk) donde se encuentra la propiedad: el día 15 del cuarto mes después del mes en que su obra bajo el contrato original se terminó, se rescindió o se abandonó. La declaración cubre todo el saldo no pagado, incluida la retención (retainage). El contratista original (original contractor) no envía el aviso de reclamo del § 53.056."
  },
  {
    "id": "original-residential-affidavit",
    "claimant": "original",
    "project": "residential",
    "event": "File lien affidavit",
    "deadline": {
      "description": "15th day of the 3rd month after the month in which the original contractor's work was completed, terminated, or abandoned",
      "month_offset": 3,
      "day": 15,
      "days_after": null,
      "years_after": null,
      "anchor": "month_original_contractor_work_completed_terminated_or_abandoned"
    },
    "recipients": [
      "County clerk of the county where the improvements are located (§ 53.052(e))"
    ],
    "citation": "Tex. Prop. Code § 53.052(a)(2)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.052",
    "quote": "(2) for residential construction projects, not later than the 15th day of the third month after the month in which the original contractor's work was completed, terminated, or abandoned.",
    "confidence": "verified",
    "notes": "Residential construction project: § 53.001(8)-(10). Homestead projects have additional requirements (§ 53.254) that this tool does not check. If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "File lien affidavit (original contractor, residential)",
    "label_es": "Presentar la declaración jurada de gravamen (lien affidavit): contratista original, proyecto residencial",
    "explain_en": "Last day to file your lien affidavit with the county clerk in the county where the property is located: the 15th day of the third month after the month your work under the original contract was completed, terminated, or abandoned. If the home is the owner's homestead, a lien also requires a written contract signed before work began and recorded (§ 53.254), which this tool does not check.",
    "explain_es": "Último día para presentar su declaración jurada de gravamen (lien affidavit) ante el secretario del condado (county clerk) donde se encuentra la propiedad: el día 15 del tercer mes después del mes en que su obra bajo el contrato original se terminó, se rescindió o se abandonó. Si la vivienda es la residencia protegida (homestead) del propietario, el gravamen además requiere un contrato por escrito firmado antes de iniciar la obra y registrado (§ 53.254); esta herramienta no lo verifica."
  },
  {
    "id": "original-commercial-affidavit-copy",
    "claimant": "original",
    "project": "commercial",
    "event": "Send copy of filed affidavit",
    "deadline": {
      "description": "5th day after the date the affidavit is filed with the county clerk",
      "month_offset": null,
      "day": null,
      "days_after": 5,
      "years_after": null,
      "anchor": "date_affidavit_filed"
    },
    "recipients": [
      "Owner or reputed owner, at the owner's last known business or residence address"
    ],
    "citation": "Tex. Prop. Code § 53.055(a)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.055",
    "quote": "(a) A person who files an affidavit must send a copy of the affidavit to the owner or reputed owner at the owner's last known business or residence address not later than the fifth day after the date the affidavit is filed with the county clerk.",
    "confidence": "verified",
    "notes": "Calendar days, first day excluded (Tex. Gov't Code § 311.014(a)). The engine assumes filing on the last allowed day, so its date is the latest possible; filing earlier moves this deadline earlier. If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "Send copy of filed lien affidavit to owner",
    "label_es": "Enviar copia de la declaración jurada de gravamen presentada al propietario",
    "explain_en": "Send a copy of your filed lien affidavit to the owner (or reputed owner) at the last known business or residence address no later than the 5th day after the date you file it. The date shown assumes you file on the last allowed day; if you file earlier, count 5 days from your actual filing date. Deliver it in person, by certified mail, or by another traceable private delivery service that can confirm receipt (§ 53.003(b)). With certified mail, depositing it in the U.S. mail by this date complies (§ 53.003(c)); with other methods, plan for delivery by this date.",
    "explain_es": "Envíe una copia de su declaración jurada de gravamen (lien affidavit) ya presentada al propietario o presunto propietario (owner or reputed owner), a su última dirección comercial o residencial conocida, a más tardar el 5.º día después de la fecha de presentación. La fecha mostrada supone que presenta el último día permitido; si presenta antes, cuente 5 días a partir de la fecha real de presentación. Entréguelo en persona, por correo certificado (certified mail) o por otro servicio privado de entrega con rastreo que confirme la recepción (§ 53.003(b)). Con correo certificado, basta depositarlo en el correo de EE. UU. a más tardar en esta fecha (§ 53.003(c)); con otros métodos, calcule que llegue a más tardar en esta fecha."
  },
  {
    "id": "original-residential-affidavit-copy",
    "claimant": "original",
    "project": "residential",
    "event": "Send copy of filed affidavit",
    "deadline": {
      "description": "5th day after the date the affidavit is filed with the county clerk",
      "month_offset": null,
      "day": null,
      "days_after": 5,
      "years_after": null,
      "anchor": "date_affidavit_filed"
    },
    "recipients": [
      "Owner or reputed owner, at the owner's last known business or residence address"
    ],
    "citation": "Tex. Prop. Code § 53.055(a)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.055",
    "quote": "(a) A person who files an affidavit must send a copy of the affidavit to the owner or reputed owner at the owner's last known business or residence address not later than the fifth day after the date the affidavit is filed with the county clerk.",
    "confidence": "verified",
    "notes": "Calendar days, first day excluded (Tex. Gov't Code § 311.014(a)). The engine assumes filing on the last allowed day. If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "Send copy of filed lien affidavit to owner",
    "label_es": "Enviar copia de la declaración jurada de gravamen presentada al propietario",
    "explain_en": "Send a copy of your filed lien affidavit to the owner (or reputed owner) at the last known business or residence address no later than the 5th day after the date you file it. The date shown assumes you file on the last allowed day; if you file earlier, count 5 days from your actual filing date. Deliver it in person, by certified mail, or by another traceable private delivery service that can confirm receipt (§ 53.003(b)). With certified mail, depositing it in the U.S. mail by this date complies (§ 53.003(c)); with other methods, plan for delivery by this date.",
    "explain_es": "Envíe una copia de su declaración jurada de gravamen (lien affidavit) ya presentada al propietario o presunto propietario (owner or reputed owner), a su última dirección comercial o residencial conocida, a más tardar el 5.º día después de la fecha de presentación. La fecha mostrada supone que presenta el último día permitido; si presenta antes, cuente 5 días a partir de la fecha real de presentación. Entréguelo en persona, por correo certificado (certified mail) o por otro servicio privado de entrega con rastreo que confirme la recepción (§ 53.003(b)). Con correo certificado, basta depositarlo en el correo de EE. UU. a más tardar en esta fecha (§ 53.003(c)); con otros métodos, calcule que llegue a más tardar en esta fecha."
  },
  {
    "id": "original-commercial-suit",
    "claimant": "original",
    "project": "commercial",
    "event": "File suit to foreclose lien",
    "deadline": {
      "description": "1st anniversary of the last day the claimant may file the lien affidavit under § 53.052",
      "month_offset": null,
      "day": null,
      "days_after": null,
      "years_after": 1,
      "anchor": "last_day_to_file_affidavit_under_53_052"
    },
    "recipients": [
      "Court of competent jurisdiction (suit to foreclose, § 53.154)"
    ],
    "citation": "Tex. Prop. Code § 53.158(a)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.158",
    "quote": "(a) Except as provided by Subsection (a-2), suit must be brought to foreclose the lien not later than the first anniversary of the last day a claimant may file the lien affidavit under Section 53.052.",
    "confidence": "verified",
    "notes": "Same one-year period for residential and commercial projects since H.B. 2237 repealed § 53.158(b). May be extended to the second anniversary of the filing date by a recorded written agreement with the record owner made before the period expires (§ 53.158(a-2)). The engine anchors on the unextended § 53.052 date (the earlier reading) and downgrades to \"check\" when that date was moved by § 53.003(e).",
    "label_en": "Last day to file suit to foreclose the lien",
    "label_es": "Último día para presentar la demanda para ejecutar el gravamen",
    "explain_en": "If you are still unpaid, a lawsuit to foreclose the lien must be filed no later than one year after the last day you could have filed your lien affidavit. After this date the lien cannot be enforced. The owner and you may extend it by a recorded written agreement signed before this date (§ 53.158(a-2)). Talk to a Texas construction attorney well before this date.",
    "explain_es": "Si aún no le han pagado, la demanda para ejecutar el gravamen (suit to foreclose the lien) debe presentarse a más tardar un año después del último día en que podía presentar su declaración jurada de gravamen (lien affidavit). Después de esta fecha el gravamen ya no se puede hacer valer. Usted y el propietario pueden extender el plazo con un acuerdo por escrito, registrado y firmado antes de esta fecha (§ 53.158(a-2)). Consulte a un abogado de construcción en Texas con suficiente anticipación."
  },
  {
    "id": "original-residential-suit",
    "claimant": "original",
    "project": "residential",
    "event": "File suit to foreclose lien",
    "deadline": {
      "description": "1st anniversary of the last day the claimant may file the lien affidavit under § 53.052",
      "month_offset": null,
      "day": null,
      "days_after": null,
      "years_after": 1,
      "anchor": "last_day_to_file_affidavit_under_53_052"
    },
    "recipients": [
      "Court of competent jurisdiction (suit to foreclose, § 53.154)"
    ],
    "citation": "Tex. Prop. Code § 53.158(a)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.158",
    "quote": "(a) Except as provided by Subsection (a-2), suit must be brought to foreclose the lien not later than the first anniversary of the last day a claimant may file the lien affidavit under Section 53.052.",
    "confidence": "verified",
    "notes": "Same rule as commercial; the date differs only because the residential affidavit deadline is one month earlier. See § 53.158(a-2) for extension by recorded agreement.",
    "label_en": "Last day to file suit to foreclose the lien",
    "label_es": "Último día para presentar la demanda para ejecutar el gravamen",
    "explain_en": "If you are still unpaid, a lawsuit to foreclose the lien must be filed no later than one year after the last day you could have filed your lien affidavit. After this date the lien cannot be enforced. The owner and you may extend it by a recorded written agreement signed before this date (§ 53.158(a-2)). Talk to a Texas construction attorney well before this date.",
    "explain_es": "Si aún no le han pagado, la demanda para ejecutar el gravamen (suit to foreclose the lien) debe presentarse a más tardar un año después del último día en que podía presentar su declaración jurada de gravamen (lien affidavit). Después de esta fecha el gravamen ya no se puede hacer valer. Usted y el propietario pueden extender el plazo con un acuerdo por escrito, registrado y firmado antes de esta fecha (§ 53.158(a-2)). Consulte a un abogado de construcción en Texas con suficiente anticipación."
  },
  {
    "id": "derivative-commercial-notice",
    "claimant": "derivative",
    "project": "commercial",
    "event": "Send notice of claim for unpaid labor or materials",
    "deadline": {
      "description": "15th day of the 3rd month after each month during which the unpaid labor or materials were provided",
      "month_offset": 3,
      "day": 15,
      "days_after": null,
      "years_after": null,
      "anchor": "each_month_labor_or_materials_provided"
    },
    "recipients": [
      "Owner or reputed owner",
      "Original contractor"
    ],
    "citation": "Tex. Prop. Code § 53.056(a-1)(1)(A)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.056",
    "quote": "(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",
    "confidence": "verified",
    "notes": "Required for the lien to be valid (§ 53.056(a)). Statutory form: § 53.056(a-2). Applies to every claimant other than an original contractor (first-tier and lower-tier subcontractors and suppliers); H.B. 2237 eliminated the separate second-month notice. If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "Send notice of claim for unpaid labor or materials",
    "label_es": "Enviar aviso de reclamo por mano de obra o materiales no pagados",
    "explain_en": "Last day to send the notice of claim for unpaid labor or materials for this month's work to BOTH the owner (or reputed owner) and the original contractor: the 15th day of the third month after the month the labor or materials were provided. Send a separate notice for each month that is still unpaid; without it the lien is not valid. Use the form in § 53.056(a-2); you may attach an invoice. Deliver it in person, by certified mail, or by another traceable private delivery service that can confirm receipt (§ 53.003(b)). With certified mail, depositing it in the U.S. mail by this date complies (§ 53.003(c)); with other methods, plan for delivery by this date.",
    "explain_es": "Último día para enviar el aviso de reclamo por mano de obra o materiales no pagados (notice of claim for unpaid labor or materials) por el trabajo de ese mes, tanto al propietario o presunto propietario (owner or reputed owner) como al contratista original (original contractor): el día 15 del tercer mes después del mes en que se realizó el trabajo o se entregaron los materiales. Envíe un aviso por cada mes que siga sin pagarse; sin él, el gravamen no es válido. Use el formato del § 53.056(a-2); puede adjuntar la factura. Entréguelo en persona, por correo certificado (certified mail) o por otro servicio privado de entrega con rastreo que confirme la recepción (§ 53.003(b)). Con correo certificado, basta depositarlo en el correo de EE. UU. a más tardar en esta fecha (§ 53.003(c)); con otros métodos, calcule que llegue a más tardar en esta fecha."
  },
  {
    "id": "derivative-residential-notice",
    "claimant": "derivative",
    "project": "residential",
    "event": "Send notice of claim for unpaid labor or materials",
    "deadline": {
      "description": "15th day of the 2nd month after each month during which the unpaid labor or materials were provided",
      "month_offset": 2,
      "day": 15,
      "days_after": null,
      "years_after": null,
      "anchor": "each_month_labor_or_materials_provided"
    },
    "recipients": [
      "Owner or reputed owner",
      "Original contractor"
    ],
    "citation": "Tex. Prop. Code § 53.056(a-1)(2)(A)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.056",
    "quote": "(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",
    "confidence": "verified",
    "notes": "Lead-in of (a-1): \"the claimant must send a notice of claim for unpaid labor or materials to the owner or reputed owner and the original contractor.\" Former § 53.252 residential notice was repealed by H.B. 2237 § 36(10). For a homestead, the notice must also include the statement in § 53.254(g) (not checked by this tool). If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "Send notice of claim for unpaid labor or materials",
    "label_es": "Enviar aviso de reclamo por mano de obra o materiales no pagados",
    "explain_en": "Last day to send the notice of claim for unpaid labor or materials for this month's work to BOTH the owner (or reputed owner) and the original contractor: on residential projects, the 15th day of the second month after the month the labor or materials were provided. Send a separate notice for each unpaid month; without it the lien is not valid. If the home is the owner's homestead, the notice must also include the statement required by § 53.254(g). Deliver it in person, by certified mail, or by another traceable private delivery service that can confirm receipt (§ 53.003(b)). With certified mail, depositing it in the U.S. mail by this date complies (§ 53.003(c)); with other methods, plan for delivery by this date.",
    "explain_es": "Último día para enviar el aviso de reclamo por mano de obra o materiales no pagados (notice of claim for unpaid labor or materials) por el trabajo de ese mes, tanto al propietario o presunto propietario (owner or reputed owner) como al contratista original (original contractor): en proyectos residenciales, el día 15 del segundo mes después del mes en que se realizó el trabajo o se entregaron los materiales. Envíe un aviso por cada mes sin pagar; sin él, el gravamen no es válido. Si la vivienda es la residencia protegida (homestead) del propietario, el aviso también debe incluir la declaración que exige el § 53.254(g). Entréguelo en persona, por correo certificado (certified mail) o por otro servicio privado de entrega con rastreo que confirme la recepción (§ 53.003(b)). Con correo certificado, basta depositarlo en el correo de EE. UU. a más tardar en esta fecha (§ 53.003(c)); con otros métodos, calcule que llegue a más tardar en esta fecha."
  },
  {
    "id": "derivative-commercial-sfm-notice",
    "claimant": "derivative",
    "project": "commercial",
    "event": "Send notice of claim for undelivered specially fabricated materials",
    "deadline": {
      "description": "15th day of the 3rd month after the month during which the undelivered specially fabricated materials would normally have been delivered",
      "month_offset": 3,
      "day": 15,
      "days_after": null,
      "years_after": null,
      "anchor": "month_undelivered_specially_fabricated_materials_would_normally_have_been_delivered"
    },
    "recipients": [
      "Owner or reputed owner",
      "Original contractor"
    ],
    "citation": "Tex. Prop. Code § 53.056(a-1)(1)(B)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.056",
    "quote": "(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",
    "confidence": "verified",
    "notes": "Former § 53.058 (separate specially-fabricated-materials notice) was repealed by H.B. 2237 § 36(6); undelivered specially fabricated materials are now covered by the § 53.056 notice. \"Specially fabricated material\": § 53.001(12). The anchor month is a factual judgment the user must make. If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "Send notice of claim for undelivered specially fabricated materials",
    "label_es": "Enviar aviso de reclamo por materiales fabricados especialmente no entregados",
    "explain_en": "If you specially fabricated materials that were not delivered, send the notice of claim to BOTH the owner (or reputed owner) and the original contractor by the 15th day of the third month after the month the materials would normally have been delivered. Specially fabricated material means material made for this project that is reasonably unsuitable for use elsewhere (§ 53.001(12)). Deliver it in person, by certified mail, or by another traceable private delivery service that can confirm receipt (§ 53.003(b)). With certified mail, depositing it in the U.S. mail by this date complies (§ 53.003(c)); with other methods, plan for delivery by this date.",
    "explain_es": "Si fabricó materiales especialmente (specially fabricated materials) para la obra y no se entregaron, envíe el aviso de reclamo tanto al propietario o presunto propietario (owner or reputed owner) como al contratista original (original contractor) a más tardar el día 15 del tercer mes después del mes en que normalmente se habrían entregado. Son materiales fabricados para este proyecto que razonablemente no sirven para otra obra (§ 53.001(12)). Entréguelo en persona, por correo certificado (certified mail) o por otro servicio privado de entrega con rastreo que confirme la recepción (§ 53.003(b)). Con correo certificado, basta depositarlo en el correo de EE. UU. a más tardar en esta fecha (§ 53.003(c)); con otros métodos, calcule que llegue a más tardar en esta fecha."
  },
  {
    "id": "derivative-residential-sfm-notice",
    "claimant": "derivative",
    "project": "residential",
    "event": "Send notice of claim for undelivered specially fabricated materials",
    "deadline": {
      "description": "15th day of the 2nd month after the month during which the undelivered specially fabricated materials would normally have been delivered",
      "month_offset": 2,
      "day": 15,
      "days_after": null,
      "years_after": null,
      "anchor": "month_undelivered_specially_fabricated_materials_would_normally_have_been_delivered"
    },
    "recipients": [
      "Owner or reputed owner",
      "Original contractor"
    ],
    "citation": "Tex. Prop. Code § 53.056(a-1)(2)(B)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.056",
    "quote": "(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.",
    "confidence": "verified",
    "notes": "See derivative-commercial-sfm-notice. If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "Send notice of claim for undelivered specially fabricated materials",
    "label_es": "Enviar aviso de reclamo por materiales fabricados especialmente no entregados",
    "explain_en": "If you specially fabricated materials that were not delivered, send the notice of claim to BOTH the owner (or reputed owner) and the original contractor by the 15th day of the second month after the month the materials would normally have been delivered (residential projects). Deliver it in person, by certified mail, or by another traceable private delivery service that can confirm receipt (§ 53.003(b)). With certified mail, depositing it in the U.S. mail by this date complies (§ 53.003(c)); with other methods, plan for delivery by this date.",
    "explain_es": "Si fabricó materiales especialmente (specially fabricated materials) para la obra y no se entregaron, envíe el aviso de reclamo tanto al propietario o presunto propietario (owner or reputed owner) como al contratista original (original contractor) a más tardar el día 15 del segundo mes después del mes en que normalmente se habrían entregado (proyectos residenciales). Entréguelo en persona, por correo certificado (certified mail) o por otro servicio privado de entrega con rastreo que confirme la recepción (§ 53.003(b)). Con correo certificado, basta depositarlo en el correo de EE. UU. a más tardar en esta fecha (§ 53.003(c)); con otros métodos, calcule que llegue a más tardar en esta fecha."
  },
  {
    "id": "derivative-commercial-affidavit",
    "claimant": "derivative",
    "project": "commercial",
    "event": "File lien affidavit",
    "deadline": {
      "description": "15th day of the 4th month after the later of the month the claimant last provided labor or materials or the month the last undelivered specially fabricated materials would normally have been delivered",
      "month_offset": 4,
      "day": 15,
      "days_after": null,
      "years_after": null,
      "anchor": "later_of_last_month_labor_or_materials_provided_or_specially_fabricated_delivery_month"
    },
    "recipients": [
      "County clerk of the county where the improvements are located (§ 53.052(e))"
    ],
    "citation": "Tex. Prop. Code § 53.052(b)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.052",
    "quote": "(b) Except as provided by Subsection (c) or (d), a claimant other than an original contractor claiming the lien must file an affidavit with the county clerk not later than the 15th day of the fourth month after the later of: (1) the month the claimant last provided labor or materials; or (2) the month the claimant would normally have been required to deliver the last of specially fabricated materials that have not been actually delivered.",
    "confidence": "verified",
    "notes": "The affidavit must state the date each notice of claim was sent and how (§ 53.054(a)(8)). If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "File lien affidavit (subcontractor/supplier, commercial)",
    "label_es": "Presentar la declaración jurada de gravamen (lien affidavit): subcontratista o proveedor, proyecto comercial",
    "explain_en": "Last day to file your lien affidavit with the county clerk in the county where the property is located: the 15th day of the fourth month after the last month you provided labor or materials (or, if later, the month undelivered specially fabricated materials would normally have been delivered). The affidavit must list the date and delivery method of each notice of claim you sent (§ 53.054(a)(8)).",
    "explain_es": "Último día para presentar su declaración jurada de gravamen (lien affidavit) ante el secretario del condado (county clerk) donde se encuentra la propiedad: el día 15 del cuarto mes después del último mes en que realizó trabajo o entregó materiales (o, si es posterior, del mes en que normalmente se habrían entregado los materiales fabricados especialmente no entregados). La declaración debe indicar la fecha y el método de envío de cada aviso de reclamo (§ 53.054(a)(8))."
  },
  {
    "id": "derivative-residential-affidavit",
    "claimant": "derivative",
    "project": "residential",
    "event": "File lien affidavit",
    "deadline": {
      "description": "15th day of the 3rd month after the later of the month the claimant last provided labor or materials or the month the last undelivered specially fabricated materials would normally have been delivered",
      "month_offset": 3,
      "day": 15,
      "days_after": null,
      "years_after": null,
      "anchor": "later_of_last_month_labor_or_materials_provided_or_specially_fabricated_delivery_month"
    },
    "recipients": [
      "County clerk of the county where the improvements are located (§ 53.052(e))"
    ],
    "citation": "Tex. Prop. Code § 53.052(c)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.052",
    "quote": "(c) A claimant other than an original contractor claiming a lien arising from a residential construction project must file an affidavit with the county clerk not later than the 15th day of the third month after the later of: (1) the month the claimant last provided labor or materials; or (2) the month the claimant would normally have been required to deliver the last of specially fabricated materials that have not been actually delivered.",
    "confidence": "verified",
    "notes": "For a homestead the affidavit must carry the § 53.254(f) notice at the top (not checked). If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "File lien affidavit (subcontractor/supplier, residential)",
    "label_es": "Presentar la declaración jurada de gravamen (lien affidavit): subcontratista o proveedor, proyecto residencial",
    "explain_en": "Last day to file your lien affidavit with the county clerk in the county where the property is located: on residential projects, the 15th day of the third month after the last month you provided labor or materials (or, if later, the month undelivered specially fabricated materials would normally have been delivered). The affidavit must list the date and delivery method of each notice of claim you sent (§ 53.054(a)(8)).",
    "explain_es": "Último día para presentar su declaración jurada de gravamen (lien affidavit) ante el secretario del condado (county clerk) donde se encuentra la propiedad: en proyectos residenciales, el día 15 del tercer mes después del último mes en que realizó trabajo o entregó materiales (o, si es posterior, del mes en que normalmente se habrían entregado los materiales fabricados especialmente no entregados). La declaración debe indicar la fecha y el método de envío de cada aviso de reclamo (§ 53.054(a)(8))."
  },
  {
    "id": "derivative-commercial-affidavit-copy",
    "claimant": "derivative",
    "project": "commercial",
    "event": "Send copy of filed affidavit",
    "deadline": {
      "description": "5th day after the date the affidavit is filed with the county clerk",
      "month_offset": null,
      "day": null,
      "days_after": 5,
      "years_after": null,
      "anchor": "date_affidavit_filed"
    },
    "recipients": [
      "Owner or reputed owner, at the owner's last known business or residence address",
      "Original contractor, at its last known business or residence address"
    ],
    "citation": "Tex. Prop. Code § 53.055(a)-(b)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.055",
    "quote": "(a) A person who files an affidavit must send a copy of the affidavit to the owner or reputed owner at the owner's last known business or residence address not later than the fifth day after the date the affidavit is filed with the county clerk. (b) If the person is not an original contractor, the person must also send a copy of the affidavit to the original contractor at the original contractor's last known business or residence address within the same period.",
    "confidence": "verified",
    "notes": "Calendar days, first day excluded (Tex. Gov't Code § 311.014(a)). The engine assumes filing on the last allowed day. If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "Send copy of filed lien affidavit to owner and original contractor",
    "label_es": "Enviar copia de la declaración jurada de gravamen presentada al propietario y al contratista original",
    "explain_en": "Send a copy of your filed lien affidavit to BOTH the owner (or reputed owner) and the original contractor, at their last known business or residence addresses, no later than the 5th day after the date you file it. The date shown assumes you file on the last allowed day; if you file earlier, count 5 days from your actual filing date. Deliver it in person, by certified mail, or by another traceable private delivery service that can confirm receipt (§ 53.003(b)). With certified mail, depositing it in the U.S. mail by this date complies (§ 53.003(c)); with other methods, plan for delivery by this date.",
    "explain_es": "Envíe una copia de su declaración jurada de gravamen (lien affidavit) ya presentada tanto al propietario o presunto propietario (owner or reputed owner) como al contratista original (original contractor), a sus últimas direcciones comerciales o residenciales conocidas, a más tardar el 5.º día después de la fecha de presentación. La fecha mostrada supone que presenta el último día permitido; si presenta antes, cuente 5 días a partir de la fecha real de presentación. Entréguelo en persona, por correo certificado (certified mail) o por otro servicio privado de entrega con rastreo que confirme la recepción (§ 53.003(b)). Con correo certificado, basta depositarlo en el correo de EE. UU. a más tardar en esta fecha (§ 53.003(c)); con otros métodos, calcule que llegue a más tardar en esta fecha."
  },
  {
    "id": "derivative-residential-affidavit-copy",
    "claimant": "derivative",
    "project": "residential",
    "event": "Send copy of filed affidavit",
    "deadline": {
      "description": "5th day after the date the affidavit is filed with the county clerk",
      "month_offset": null,
      "day": null,
      "days_after": 5,
      "years_after": null,
      "anchor": "date_affidavit_filed"
    },
    "recipients": [
      "Owner or reputed owner, at the owner's last known business or residence address",
      "Original contractor, at its last known business or residence address"
    ],
    "citation": "Tex. Prop. Code § 53.055(a)-(b)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.055",
    "quote": "(a) A person who files an affidavit must send a copy of the affidavit to the owner or reputed owner at the owner's last known business or residence address not later than the fifth day after the date the affidavit is filed with the county clerk. (b) If the person is not an original contractor, the person must also send a copy of the affidavit to the original contractor at the original contractor's last known business or residence address within the same period.",
    "confidence": "verified",
    "notes": "Calendar days, first day excluded (Tex. Gov't Code § 311.014(a)). The engine assumes filing on the last allowed day. If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "Send copy of filed lien affidavit to owner and original contractor",
    "label_es": "Enviar copia de la declaración jurada de gravamen presentada al propietario y al contratista original",
    "explain_en": "Send a copy of your filed lien affidavit to BOTH the owner (or reputed owner) and the original contractor, at their last known business or residence addresses, no later than the 5th day after the date you file it. The date shown assumes you file on the last allowed day; if you file earlier, count 5 days from your actual filing date. Deliver it in person, by certified mail, or by another traceable private delivery service that can confirm receipt (§ 53.003(b)). With certified mail, depositing it in the U.S. mail by this date complies (§ 53.003(c)); with other methods, plan for delivery by this date.",
    "explain_es": "Envíe una copia de su declaración jurada de gravamen (lien affidavit) ya presentada tanto al propietario o presunto propietario (owner or reputed owner) como al contratista original (original contractor), a sus últimas direcciones comerciales o residenciales conocidas, a más tardar el 5.º día después de la fecha de presentación. La fecha mostrada supone que presenta el último día permitido; si presenta antes, cuente 5 días a partir de la fecha real de presentación. Entréguelo en persona, por correo certificado (certified mail) o por otro servicio privado de entrega con rastreo que confirme la recepción (§ 53.003(b)). Con correo certificado, basta depositarlo en el correo de EE. UU. a más tardar en esta fecha (§ 53.003(c)); con otros métodos, calcule que llegue a más tardar en esta fecha."
  },
  {
    "id": "derivative-commercial-suit",
    "claimant": "derivative",
    "project": "commercial",
    "event": "File suit to foreclose lien",
    "deadline": {
      "description": "1st anniversary of the last day the claimant may file the lien affidavit under § 53.052",
      "month_offset": null,
      "day": null,
      "days_after": null,
      "years_after": 1,
      "anchor": "last_day_to_file_affidavit_under_53_052"
    },
    "recipients": [
      "Court of competent jurisdiction (suit to foreclose, § 53.154)"
    ],
    "citation": "Tex. Prop. Code § 53.158(a)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.158",
    "quote": "(a) Except as provided by Subsection (a-2), suit must be brought to foreclose the lien not later than the first anniversary of the last day a claimant may file the lien affidavit under Section 53.052.",
    "confidence": "verified",
    "notes": "Same one-year rule for residential and commercial (H.B. 2237 repealed § 53.158(b)). The engine anchors on the unextended § 53.052 date and downgrades to \"check\" when that date was moved by § 53.003(e).",
    "label_en": "Last day to file suit to foreclose the lien",
    "label_es": "Último día para presentar la demanda para ejecutar el gravamen",
    "explain_en": "If you are still unpaid, a lawsuit to foreclose the lien must be filed no later than one year after the last day you could have filed your lien affidavit. After this date the lien cannot be enforced. The owner and you may extend it by a recorded written agreement signed before this date (§ 53.158(a-2)). Talk to a Texas construction attorney well before this date.",
    "explain_es": "Si aún no le han pagado, la demanda para ejecutar el gravamen (suit to foreclose the lien) debe presentarse a más tardar un año después del último día en que podía presentar su declaración jurada de gravamen (lien affidavit). Después de esta fecha el gravamen ya no se puede hacer valer. Usted y el propietario pueden extender el plazo con un acuerdo por escrito, registrado y firmado antes de esta fecha (§ 53.158(a-2)). Consulte a un abogado de construcción en Texas con suficiente anticipación."
  },
  {
    "id": "derivative-residential-suit",
    "claimant": "derivative",
    "project": "residential",
    "event": "File suit to foreclose lien",
    "deadline": {
      "description": "1st anniversary of the last day the claimant may file the lien affidavit under § 53.052",
      "month_offset": null,
      "day": null,
      "days_after": null,
      "years_after": 1,
      "anchor": "last_day_to_file_affidavit_under_53_052"
    },
    "recipients": [
      "Court of competent jurisdiction (suit to foreclose, § 53.154)"
    ],
    "citation": "Tex. Prop. Code § 53.158(a)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.158",
    "quote": "(a) Except as provided by Subsection (a-2), suit must be brought to foreclose the lien not later than the first anniversary of the last day a claimant may file the lien affidavit under Section 53.052.",
    "confidence": "verified",
    "notes": "See derivative-commercial-suit.",
    "label_en": "Last day to file suit to foreclose the lien",
    "label_es": "Último día para presentar la demanda para ejecutar el gravamen",
    "explain_en": "If you are still unpaid, a lawsuit to foreclose the lien must be filed no later than one year after the last day you could have filed your lien affidavit. After this date the lien cannot be enforced. The owner and you may extend it by a recorded written agreement signed before this date (§ 53.158(a-2)). Talk to a Texas construction attorney well before this date.",
    "explain_es": "Si aún no le han pagado, la demanda para ejecutar el gravamen (suit to foreclose the lien) debe presentarse a más tardar un año después del último día en que podía presentar su declaración jurada de gravamen (lien affidavit). Después de esta fecha el gravamen ya no se puede hacer valer. Usted y el propietario pueden extender el plazo con un acuerdo por escrito, registrado y firmado antes de esta fecha (§ 53.158(a-2)). Consulte a un abogado de construcción en Texas con suficiente anticipación."
  },
  {
    "id": "derivative-commercial-retainage-notice",
    "claimant": "derivative",
    "project": "commercial",
    "event": "Send notice of claim for unpaid retainage",
    "deadline": {
      "description": "Earlier of: 30th day after the date the claimant's contract is completed, terminated, or abandoned; or 30th day after the date the original contract is terminated or abandoned",
      "month_offset": null,
      "day": null,
      "days_after": 30,
      "years_after": null,
      "anchor": "earlier_of_claimant_contract_end_date_or_original_contract_termination_or_abandonment_date"
    },
    "recipients": [
      "Owner or reputed owner",
      "Original contractor"
    ],
    "citation": "Tex. Prop. Code § 53.057(a-1)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.057",
    "quote": "(a-1) The claimant must send the notice of claim for unpaid retainage to the owner or reputed owner and the original contractor not later than the earlier of: (1) the 30th day after the date the claimant's contract is completed, terminated, or abandoned; or (2) the 30th day after the date the original contract is terminated or abandoned.",
    "confidence": "verified",
    "notes": "Required \"to the extent that a claim for unpaid retainage is not included wholly or partly in a notice provided under Section 53.056\" by a claimant \"whose contract provides for retainage\" (§ 53.057(a)). Form: § 53.057(a-2). Prong (2) covers only termination or abandonment of the original contract, not its completion. On commercial projects, if the owner fails to send the § 53.107 termination/abandonment notice, the claimant need not comply with § 53.057 (§ 53.107(d)); § 53.107 does not apply to residential projects (§ 53.107(e)). If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "Send notice of claim for unpaid retainage",
    "label_es": "Enviar aviso de reclamo por retención no pagada",
    "explain_en": "If your contract provides for retainage and that retainage was not already included in a monthly notice of claim, send the notice of claim for unpaid retainage to BOTH the owner (or reputed owner) and the original contractor by the EARLIER of: 30 days after your own contract is completed, terminated, or abandoned; or 30 days after the original contract is terminated or abandoned. Use the form in § 53.057(a-2). Deliver it in person, by certified mail, or by another traceable private delivery service that can confirm receipt (§ 53.003(b)). With certified mail, depositing it in the U.S. mail by this date complies (§ 53.003(c)); with other methods, plan for delivery by this date.",
    "explain_es": "Si su contrato establece retención (retainage) y esa retención no se incluyó ya en un aviso de reclamo mensual, envíe el aviso de reclamo por retención no pagada (notice of claim for unpaid retainage) tanto al propietario o presunto propietario (owner or reputed owner) como al contratista original (original contractor) a más tardar en la fecha que ocurra PRIMERO: 30 días después de que su propio contrato se termine, se rescinda o se abandone; o 30 días después de que el contrato original se rescinda o se abandone. Use el formato del § 53.057(a-2). Entréguelo en persona, por correo certificado (certified mail) o por otro servicio privado de entrega con rastreo que confirme la recepción (§ 53.003(b)). Con correo certificado, basta depositarlo en el correo de EE. UU. a más tardar en esta fecha (§ 53.003(c)); con otros métodos, calcule que llegue a más tardar en esta fecha."
  },
  {
    "id": "derivative-residential-retainage-notice",
    "claimant": "derivative",
    "project": "residential",
    "event": "Send notice of claim for unpaid retainage",
    "deadline": {
      "description": "Earlier of: 30th day after the date the claimant's contract is completed, terminated, or abandoned; or 30th day after the date the original contract is terminated or abandoned",
      "month_offset": null,
      "day": null,
      "days_after": 30,
      "years_after": null,
      "anchor": "earlier_of_claimant_contract_end_date_or_original_contract_termination_or_abandonment_date"
    },
    "recipients": [
      "Owner or reputed owner",
      "Original contractor"
    ],
    "citation": "Tex. Prop. Code § 53.057(a-1)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.057",
    "quote": "(a-1) The claimant must send the notice of claim for unpaid retainage to the owner or reputed owner and the original contractor not later than the earlier of: (1) the 30th day after the date the claimant's contract is completed, terminated, or abandoned; or (2) the 30th day after the date the original contract is terminated or abandoned.",
    "confidence": "verified",
    "notes": "§ 53.057 contains no residential/commercial distinction, so the same deadline applies. The § 53.107(d) excuse does not apply to residential projects (§ 53.107(e)). If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "Send notice of claim for unpaid retainage",
    "label_es": "Enviar aviso de reclamo por retención no pagada",
    "explain_en": "If your contract provides for retainage and that retainage was not already included in a monthly notice of claim, send the notice of claim for unpaid retainage to BOTH the owner (or reputed owner) and the original contractor by the EARLIER of: 30 days after your own contract is completed, terminated, or abandoned; or 30 days after the original contract is terminated or abandoned. Use the form in § 53.057(a-2). Deliver it in person, by certified mail, or by another traceable private delivery service that can confirm receipt (§ 53.003(b)). With certified mail, depositing it in the U.S. mail by this date complies (§ 53.003(c)); with other methods, plan for delivery by this date.",
    "explain_es": "Si su contrato establece retención (retainage) y esa retención no se incluyó ya en un aviso de reclamo mensual, envíe el aviso de reclamo por retención no pagada (notice of claim for unpaid retainage) tanto al propietario o presunto propietario (owner or reputed owner) como al contratista original (original contractor) a más tardar en la fecha que ocurra PRIMERO: 30 días después de que su propio contrato se termine, se rescinda o se abandone; o 30 días después de que el contrato original se rescinda o se abandone. Use el formato del § 53.057(a-2). Entréguelo en persona, por correo certificado (certified mail) o por otro servicio privado de entrega con rastreo que confirme la recepción (§ 53.003(b)). Con correo certificado, basta depositarlo en el correo de EE. UU. a más tardar en esta fecha (§ 53.003(c)); con otros métodos, calcule que llegue a más tardar en esta fecha."
  },
  {
    "id": "derivative-commercial-retainage-affidavit",
    "claimant": "derivative",
    "project": "commercial",
    "event": "File lien affidavit for retainage",
    "deadline": {
      "description": "15th day of the 3rd month after the month in which the original contract under which the claimant performed was completed, terminated, or abandoned",
      "month_offset": 3,
      "day": 15,
      "days_after": null,
      "years_after": null,
      "anchor": "month_original_contract_completed_terminated_or_abandoned"
    },
    "recipients": [
      "County clerk of the county where the improvements are located (§ 53.052(e))"
    ],
    "citation": "Tex. Prop. Code § 53.052(d)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.052",
    "quote": "(d) A claimant other than an original contractor claiming a lien for retainage must file an affidavit with the county clerk not later than the 15th day of the third month after the month in which the original contract under which the claimant performed was completed, terminated, or abandoned.",
    "confidence": "verified",
    "notes": "Measured from the ORIGINAL contract's completion/termination/abandonment, not the claimant's last work month. To share in the owner's reserved funds, see also § 53.103 and § 53.057(f). If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "File lien affidavit for retainage (subcontractor/supplier)",
    "label_es": "Presentar la declaración jurada de gravamen por retención (subcontratista o proveedor)",
    "explain_en": "Last day to file a lien affidavit for unpaid retainage with the county clerk: the 15th day of the third month after the month the ORIGINAL contract (the owner's contract with the original contractor) was completed, terminated, or abandoned. This is measured from the end of the whole original contract, not from your last day on the job.",
    "explain_es": "Último día para presentar la declaración jurada de gravamen (lien affidavit) por retención (retainage) no pagada ante el secretario del condado (county clerk): el día 15 del tercer mes después del mes en que el contrato ORIGINAL (el contrato entre el propietario y el contratista original) se terminó, se rescindió o se abandonó. Se cuenta desde el fin de todo el contrato original, no desde su último día en la obra."
  },
  {
    "id": "derivative-residential-retainage-affidavit",
    "claimant": "derivative",
    "project": "residential",
    "event": "File lien affidavit for retainage",
    "deadline": {
      "description": "Ambiguous: § 53.052(d) gives the 15th day of the 3rd month after the month the original contract was completed, terminated, or abandoned; § 53.052(c) gives the 15th day of the 3rd month after the claimant's last month of labor or materials. The engine uses the EARLIER of the two.",
      "month_offset": 3,
      "day": 15,
      "days_after": null,
      "years_after": null,
      "anchor": "earlier_of_53_052_c_and_53_052_d_anchors"
    },
    "recipients": [
      "County clerk of the county where the improvements are located (§ 53.052(e))"
    ],
    "citation": "Tex. Prop. Code § 53.052(c)-(d)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.052",
    "quote": "(c) A claimant other than an original contractor claiming a lien arising from a residential construction project must file an affidavit with the county clerk not later than the 15th day of the third month after the later of: (1) the month the claimant last provided labor or materials; [...] (d) A claimant other than an original contractor claiming a lien for retainage must file an affidavit with the county clerk not later than the 15th day of the third month after the month in which the original contract under which the claimant performed was completed, terminated, or abandoned.",
    "confidence": "check",
    "notes": "Subsection (b) is expressly subject to (c) and (d), but the statute does not say which of (c) or (d) controls a retainage claim on a residential project; both are literally applicable. Until a court or the Legislature resolves it, the engine shows the earlier date. If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "File lien affidavit for retainage (subcontractor/supplier, residential)",
    "label_es": "Presentar la declaración jurada de gravamen por retención (subcontratista o proveedor, residencial)",
    "explain_en": "On residential projects the statute is unclear whether the retainage lien affidavit is due 3 months (to the 15th) after the month the original contract ended (§ 53.052(d)) or after your last month of work (§ 53.052(c)). To be safe, this date uses whichever is earlier. Confirm with a Texas construction attorney.",
    "explain_es": "En proyectos residenciales la ley no deja claro si la declaración jurada de gravamen (lien affidavit) por retención (retainage) vence el día 15 del tercer mes después del mes en que terminó el contrato original (§ 53.052(d)) o después de su último mes de trabajo (§ 53.052(c)). Por precaución, esta fecha usa la que ocurra primero. Confírmelo con un abogado de construcción en Texas."
  },
  {
    "id": "derivative-commercial-retainage-suit",
    "claimant": "derivative",
    "project": "commercial",
    "event": "File suit to foreclose retainage lien",
    "deadline": {
      "description": "1st anniversary of the last day to file the retainage lien affidavit under § 53.052(d)",
      "month_offset": null,
      "day": null,
      "days_after": null,
      "years_after": 1,
      "anchor": "last_day_to_file_affidavit_under_53_052"
    },
    "recipients": [
      "Court of competent jurisdiction (suit to foreclose, § 53.154)"
    ],
    "citation": "Tex. Prop. Code § 53.158(a)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.158",
    "quote": "(a) Except as provided by Subsection (a-2), suit must be brought to foreclose the lien not later than the first anniversary of the last day a claimant may file the lien affidavit under Section 53.052.",
    "confidence": "verified",
    "notes": "Applies § 53.158(a) to the § 53.052(d) retainage affidavit deadline. If a claimant also has a non-retainage claim, the earlier suit date is the safe planning date.",
    "label_en": "Last day to file suit to foreclose the retainage lien",
    "label_es": "Último día para presentar la demanda para ejecutar el gravamen por retención",
    "explain_en": "For a retainage lien, the lawsuit to foreclose must be filed no later than one year after the last day to file the retainage lien affidavit. If you also have a lien for unpaid monthly work, its suit deadline may be earlier; plan around the earliest date.",
    "explain_es": "Para un gravamen por retención (retainage), la demanda para ejecutar el gravamen (suit to foreclose the lien) debe presentarse a más tardar un año después del último día para presentar la declaración jurada de gravamen por retención. Si también tiene un gravamen por trabajo mensual no pagado, su plazo de demanda puede vencer antes; planifique según la fecha más próxima."
  },
  {
    "id": "derivative-residential-retainage-suit",
    "claimant": "derivative",
    "project": "residential",
    "event": "File suit to foreclose retainage lien",
    "deadline": {
      "description": "1st anniversary of the last day to file the retainage lien affidavit (earlier of § 53.052(c) and (d) dates)",
      "month_offset": null,
      "day": null,
      "days_after": null,
      "years_after": 1,
      "anchor": "last_day_to_file_affidavit_under_53_052"
    },
    "recipients": [
      "Court of competent jurisdiction (suit to foreclose, § 53.154)"
    ],
    "citation": "Tex. Prop. Code § 53.158(a)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.158",
    "quote": "(a) Except as provided by Subsection (a-2), suit must be brought to foreclose the lien not later than the first anniversary of the last day a claimant may file the lien affidavit under Section 53.052.",
    "confidence": "check",
    "notes": "Inherits the § 53.052(c)/(d) ambiguity of derivative-residential-retainage-affidavit.",
    "label_en": "Last day to file suit to foreclose the retainage lien",
    "label_es": "Último día para presentar la demanda para ejecutar el gravamen por retención",
    "explain_en": "For a retainage lien, the lawsuit to foreclose must be filed no later than one year after the last day to file the retainage lien affidavit. Because the residential retainage affidavit deadline is unclear, this date is based on the earlier possible affidavit date. Confirm with a Texas construction attorney.",
    "explain_es": "Para un gravamen por retención (retainage), la demanda para ejecutar el gravamen (suit to foreclose the lien) debe presentarse a más tardar un año después del último día para presentar la declaración jurada de gravamen por retención. Como ese plazo no es claro en proyectos residenciales, esta fecha se basa en la fecha más temprana posible. Confírmelo con un abogado de construcción en Texas."
  },
  {
    "id": "derivative-commercial-reserved-funds-affidavit",
    "claimant": "derivative",
    "project": "commercial",
    "event": "File lien affidavit to claim owner's reserved funds (30-day)",
    "deadline": {
      "description": "30th day after the earliest of: the date the work is completed, the original contract is terminated, or the original contractor abandons performance",
      "month_offset": null,
      "day": null,
      "days_after": 30,
      "years_after": null,
      "anchor": "earliest_of_work_completed_original_contract_terminated_or_abandoned_date"
    },
    "recipients": [
      "County clerk of the county where the improvements are located (§ 53.052(e))"
    ],
    "citation": "Tex. Prop. Code § 53.103(2)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.103",
    "quote": "A claimant has a lien on the reserved funds if the claimant: (1) sends the notices required by this chapter in the time and manner required; and (2) except as allowed by Section 53.057(f), files an affidavit claiming a lien not later than the 30th day after the earliest of the date: (A) the work is completed; (B) the original contract is terminated; or (C) the original contractor abandons performance under the original contract.",
    "confidence": "check",
    "notes": "Interplay is unclear: § 53.057(f)(1)(B) says a claimant who gives the retainage notice has a lien on reserved funds if it \"files an affidavit claiming a lien not later than the date required for filing an affidavit under the applicable provision of Section 53.052\", which is later. Hinshaw & Culbertson's HB 2237 primer also flags this conflict. The owner must hold the 10% reserve only until 30 days after completion (§ 53.101(a)), and an owner's affidavit of completion can fix the completion date (§ 53.106(d)). Conservative practice is to file within this 30-day window. If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "Safe date: file lien affidavit within 30 days after the original contract ends (owner's 10% reserved funds)",
    "label_es": "Fecha segura: presentar la declaración jurada de gravamen dentro de 30 días después de que termine el contrato original (fondos reservados del 10 %)",
    "explain_en": "The owner must hold back 10% of the original contract price until 30 days after the work is completed (§ 53.101). To be sure you can claim those reserved funds, file your lien affidavit no later than 30 days after the earliest of: completion of the work, termination of the original contract, or abandonment by the original contractor (§ 53.103). The statute also allows a later date if you sent the retainage notice (§ 53.057(f)), but the two provisions are not clearly reconciled, so this tool shows the earlier date.",
    "explain_es": "El propietario debe retener el 10 % del precio del contrato original hasta 30 días después de terminada la obra (§ 53.101). Para asegurar su derecho sobre esos fondos reservados (reserved funds), presente su declaración jurada de gravamen (lien affidavit) a más tardar 30 días después de lo que ocurra primero: la terminación de la obra, la rescisión del contrato original o el abandono por parte del contratista original (§ 53.103). La ley también permite una fecha posterior si envió el aviso de retención (§ 53.057(f)), pero ambas disposiciones no están claramente armonizadas, por lo que esta herramienta muestra la fecha más temprana."
  },
  {
    "id": "derivative-residential-reserved-funds-affidavit",
    "claimant": "derivative",
    "project": "residential",
    "event": "File lien affidavit to claim owner's reserved funds (30-day)",
    "deadline": {
      "description": "30th day after the earliest of: the date the work is completed, the original contract is terminated, or the original contractor abandons performance",
      "month_offset": null,
      "day": null,
      "days_after": 30,
      "years_after": null,
      "anchor": "earliest_of_work_completed_original_contract_terminated_or_abandoned_date"
    },
    "recipients": [
      "County clerk of the county where the improvements are located (§ 53.052(e))"
    ],
    "citation": "Tex. Prop. Code § 53.103(2)",
    "statute_url": "https://statutes.capitol.texas.gov/Docs/PR/htm/PR.53.htm#53.103",
    "quote": "A claimant has a lien on the reserved funds if the claimant: (1) sends the notices required by this chapter in the time and manner required; and (2) except as allowed by Section 53.057(f), files an affidavit claiming a lien not later than the 30th day after the earliest of the date: (A) the work is completed; (B) the original contract is terminated; or (C) the original contractor abandons performance under the original contract.",
    "confidence": "check",
    "notes": "See derivative-commercial-reserved-funds-affidavit. Subchapter E has no residential exclusion. If the date falls on a Saturday, Sunday, or legal holiday it is extended to the next day that is not (§ 53.003(e), as amended by S.B. 929, eff. May 21, 2025).",
    "label_en": "Safe date: file lien affidavit within 30 days after the original contract ends (owner's 10% reserved funds)",
    "label_es": "Fecha segura: presentar la declaración jurada de gravamen dentro de 30 días después de que termine el contrato original (fondos reservados del 10 %)",
    "explain_en": "The owner must hold back 10% of the original contract price until 30 days after the work is completed (§ 53.101). To be sure you can claim those reserved funds, file your lien affidavit no later than 30 days after the earliest of: completion of the work, termination of the original contract, or abandonment by the original contractor (§ 53.103). The statute also allows a later date if you sent the retainage notice (§ 53.057(f)), but the two provisions are not clearly reconciled, so this tool shows the earlier date.",
    "explain_es": "El propietario debe retener el 10 % del precio del contrato original hasta 30 días después de terminada la obra (§ 53.101). Para asegurar su derecho sobre esos fondos reservados (reserved funds), presente su declaración jurada de gravamen (lien affidavit) a más tardar 30 días después de lo que ocurra primero: la terminación de la obra, la rescisión del contrato original o el abandono por parte del contratista original (§ 53.103). La ley también permite una fecha posterior si envió el aviso de retención (§ 53.057(f)), pero ambas disposiciones no están claramente armonizadas, por lo que esta herramienta muestra la fecha más temprana."
  }
]