{
  "meta": {
    "title": "U.S. Mechanics Lien Deadlines — Open Dataset",
    "description": "Statutory mechanics/construction lien deadlines by state and role, with verbatim statute citations. Informational reference only — NOT legal advice.",
    "version": "0.1.0",
    "lastVerified": "2026-06-10",
    "coverage": ["CA", "TX", "FL"],
    "disclaimer": "This dataset is provided for general informational purposes only and does NOT constitute legal advice. Lien deadlines depend on facts (project type, your tier, notices recorded by others, weekends/holidays, contract terms) and statutes change. Many exceptions and tolling rules apply. Always verify against the current statute and consult a licensed attorney in the relevant state before relying on any date. No attorney-client relationship is created by use of this dataset.",
    "license": "CC BY 4.0 — attribution: lien-deadlines open dataset",
    "sources": [
      "California Civil Code §8000 et seq. (leginfo.legislature.ca.gov)",
      "Texas Property Code Chapter 53 (statutes.capitol.texas.gov)",
      "Florida Statutes Chapter 713 (leg.state.fl.us)"
    ]
  },
  "states": [
    {
      "code": "CA",
      "name": "California",
      "statute": "California Civil Code §8000 et seq. (private works)",
      "deadlinesAreNonExtendable": true,
      "roles": [
        {
          "role": "general-contractor",
          "label": "Direct (prime) contractor",
          "deadlines": [
            {
              "key": "preliminary-notice",
              "name": "Preliminary Notice",
              "period": "20 days",
              "periodDays": 20,
              "trigger": "first furnishing labor or materials",
              "servedOn": "construction lender (if any)",
              "statute": "Civil Code §8200",
              "notes": "A late notice only reaches back 20 days from when it is served."
            },
            {
              "key": "record-lien",
              "name": "Record Claim of Lien",
              "period": "60–90 days",
              "periodDays": 90,
              "trigger": "completion of the work of improvement",
              "statute": "Civil Code §8412, §8414",
              "conditional": { "days": 60, "label": "if the owner records a Notice of Completion/Cessation" },
              "notes": "90 days after completion. If the owner records a Notice of Completion or Cessation, a direct contractor has only 60 days."
            },
            {
              "key": "foreclose",
              "name": "Foreclosure Lawsuit",
              "period": "90 days",
              "periodDays": 90,
              "trigger": "recording the claim of lien",
              "statute": "Civil Code §8460",
              "notes": "This period cannot be tolled or extended."
            }
          ]
        },
        {
          "role": "subcontractor",
          "label": "Subcontractor / supplier",
          "deadlines": [
            {
              "key": "preliminary-notice",
              "name": "Preliminary Notice",
              "period": "20 days",
              "periodDays": 20,
              "trigger": "first furnishing labor or materials",
              "servedOn": "owner, prime contractor, and construction lender (if any)",
              "statute": "Civil Code §8200, §8204",
              "notes": "A late notice only reaches back 20 days from when it is served."
            },
            {
              "key": "record-lien",
              "name": "Record Claim of Lien",
              "period": "30–90 days",
              "periodDays": 90,
              "trigger": "completion of the work of improvement",
              "statute": "Civil Code §8412, §8414",
              "conditional": { "days": 30, "label": "if the owner records a Notice of Completion/Cessation" },
              "notes": "90 days after completion. If the owner records a Notice of Completion or Cessation, a subcontractor has only 30 days."
            },
            {
              "key": "foreclose",
              "name": "Foreclosure Lawsuit",
              "period": "90 days",
              "periodDays": 90,
              "trigger": "recording the claim of lien",
              "statute": "Civil Code §8460",
              "notes": "This period cannot be tolled or extended."
            }
          ]
        }
      ]
    },
    {
      "code": "TX",
      "name": "Texas",
      "statute": "Texas Property Code Chapter 53",
      "note": "Deadlines below reflect the rules for prime contracts entered into on or after January 1, 2022.",
      "roles": [
        {
          "role": "general-contractor",
          "label": "Original (prime) contractor",
          "deadlines": [
            {
              "key": "file-lien-affidavit",
              "name": "File Lien Affidavit",
              "period": "15th day of the 4th month (commercial) / 3rd month (residential)",
              "periodDays": null,
              "trigger": "month of last labor or materials furnished",
              "statute": "Property Code §53.052",
              "notes": "Original contractors are not required to send monthly pre-lien notices; the affidavit must still be recorded by this deadline."
            },
            {
              "key": "foreclose",
              "name": "Foreclosure Lawsuit",
              "period": "1 year",
              "periodDays": 365,
              "trigger": "last day a claimant could file the lien affidavit",
              "statute": "Property Code §53.158",
              "notes": "Reduced from 2 years to 1 year for projects on or after 2022-01-01. The period may be extended to 2 years only by written agreement with the current owner."
            }
          ]
        },
        {
          "role": "subcontractor",
          "label": "Subcontractor / supplier",
          "deadlines": [
            {
              "key": "monthly-notice",
              "name": "Monthly Pre-Lien Notice (Fund-Trapping Notice)",
              "period": "15th day of the 3rd month",
              "periodDays": null,
              "trigger": "each month unpaid labor or materials furnished",
              "servedOn": "owner and original contractor",
              "statute": "Property Code §53.056",
              "notes": "The statute contemplates a separate notice for each unpaid month; the notice allows the owner to trap funds otherwise owed to the general contractor."
            },
            {
              "key": "file-lien-affidavit",
              "name": "File Lien Affidavit",
              "period": "15th day of the 4th month (commercial) / 3rd month (residential)",
              "periodDays": null,
              "trigger": "month of last labor or materials furnished",
              "statute": "Property Code §53.052",
              "notes": "Commercial: 15th day of the 4th calendar month. Residential: 15th day of the 3rd calendar month."
            },
            {
              "key": "foreclose",
              "name": "Foreclosure Lawsuit",
              "period": "1 year",
              "periodDays": 365,
              "trigger": "last day a claimant could file the lien affidavit",
              "statute": "Property Code §53.158",
              "notes": "Reduced from 2 years to 1 year for projects on or after 2022-01-01."
            }
          ]
        }
      ]
    },
    {
      "code": "FL",
      "name": "Florida",
      "statute": "Florida Statutes Chapter 713 (Construction Liens)",
      "deadlinesAreStrict": true,
      "roles": [
        {
          "role": "general-contractor",
          "label": "Contractor in privity with owner",
          "deadlines": [
            {
              "key": "record-lien",
              "name": "Record Claim of Lien",
              "period": "90 days",
              "periodDays": 90,
              "trigger": "final furnishing of labor or materials",
              "statute": "Fla. Stat. §713.08",
              "notes": "Warranty, punch-list, or remedial work does NOT extend the 90-day clock."
            },
            {
              "key": "foreclose",
              "name": "Foreclosure Lawsuit",
              "period": "1 year",
              "periodDays": 365,
              "trigger": "recording the claim of lien",
              "statute": "Fla. Stat. §713.22",
              "notes": "A Notice of Contest of Lien recorded by the owner can shorten this period to 60 days."
            }
          ]
        },
        {
          "role": "subcontractor",
          "label": "Subcontractor / supplier (not in privity)",
          "deadlines": [
            {
              "key": "notice-to-owner",
              "name": "Notice to Owner (NTO)",
              "period": "45 days",
              "periodDays": 45,
              "trigger": "first furnishing labor or materials",
              "servedOn": "owner (and contractor)",
              "statute": "Fla. Stat. §713.06",
              "notes": "Service is required within 45 days of first furnishing and before the owner makes final payment; failure to serve the NTO forfeits lien rights."
            },
            {
              "key": "record-lien",
              "name": "Record Claim of Lien",
              "period": "90 days",
              "periodDays": 90,
              "trigger": "final furnishing of labor or materials",
              "statute": "Fla. Stat. §713.08",
              "notes": "Warranty, punch-list, or remedial work does NOT extend the 90-day clock."
            },
            {
              "key": "foreclose",
              "name": "Foreclosure Lawsuit",
              "period": "1 year",
              "periodDays": 365,
              "trigger": "recording the claim of lien",
              "statute": "Fla. Stat. §713.22",
              "notes": "A Notice of Contest of Lien recorded by the owner can shorten this period to 60 days."
            }
          ]
        }
      ]
    }
  ]
}