PETRONELLA LAW FIRM, P.C.
Richard L. Petronella 
 
2421 Tangley, Suite 116
Houston, Texas  77005
email richard@petronellalawfirm.com
phone 713.965.0606

COMMERCIAL AND RESIDENTIAL REAL ESTATE LAW
TRANSACTIONS AND LITIGATION

Liens

Mechanic's and Materialmen's Liens for Unpaid Improvements to Real Property

I provide suppliers of building materials and contractors with assistance in perfecting mechanic's and materialmens' liens, enabling building suppliers and contractors to assert their legal rights against property owners and handle negotiations for settlement of debt.

Materialmen's and Mechanics' Liens Are Time-Sensitive

Texas mechanics' and materialmen’s lien laws are complex; outcomes rely on statutes, court decisions and claimants must meet strict filing deadlines. If your customer is in default and you would like to speak with me about representation regarding a mechanic's or materialmen's lien, please  contact my office.

Material suppliers can either qualify as first-tier subcontractors, who have agreements with the original contractors, or second-tier subcontractors, who do not have agreements with the original contractor. Material suppliers can also qualify as original contractors when they furnish directly to the owner. Suppliers of specially fabricated materials have extra protections under Texas law. As your lawyer I will help you identify your rights under the Property Code and immediately take steps to identify the owner's funds and, if necessary, begin the process of filing and possible foreclosure of the mechanics' and materialmen’s lien. It is often more economical to negotiate a settlement in a payment dispute, but I have handled hundreds of trials and dozens of appeals in Texas and federal courts and I am prepared to do so in the event the matter cannot be settled. 


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