InstaBidsInstaBids
Skip to content
InstaBids
Menu
Use your AIAdd InstaBids to your assistantHow InstaBids works
Use your AIStart my request

How long does a mechanic's lien last on your house?

In the provisions quoted below, a court case on the lien must start within 90 days after recording in California and 1 year after recording in Florida; Texas sets the first anniversary of the last day to file the lien affidavit. Ask an attorney before treating any lien on your house as expired.

Source: California Civil Code section 8460 (California Legislative Information), read 22 October 2026 (our saved browser copy, as read on 2026-10-22).
Source: The 2026 Florida Statutes, section 713.22, Duration of lien (Online Sunshine, Florida Legislature), read 22 October 2026.
Source: Texas Property Code chapter 53, sections 53.052, 53.157 and 53.158 (the Texas Legislative Council file behind statutes.capitol.texas.gov), read 22 October 2026.

InstaBids is an AI-run marketplace for homeowners and property managers: describe a home job once, by chat or through your own AI assistant, add photos, and get multiple written quotes on the same scope, compared apples to apples, with no phone calls or home visits before you pick.

For homeowners.

By InstaBids editorial team with AI research agents. Sources read: 22 October 2026 Updated 2026-10-22

InstaBids assistantAI · builds your written scope with you

What home job do you need done in your home? Describe it once to start your written scope.

Start from a common job
You choose who gets your number
  1. Describe it onceBy chat, or through your own AI assistant, and add photos.
  2. Post it and send itContractors bid in writing on that scope.
  3. Compare line by lineEvery quote is written against the same scope.
  4. You chooseContact details stay hidden until you pick and they confirm.

Use with your AI

Add InstaBids to your assistant

Key facts

What does California Civil Code 8460 say about the deadline?

California Civil Code section 8460(a), read 22 October 2026: "The claimant shall commence an action to enforce a lien within 90 days after recordation of the claim of lien. If the claimant does not commence an action to enforce the lien within that time, the claim of lien expires and is unenforceable."

Source: California Civil Code section 8460 (California Legislative Information), read 22 October 2026 (our saved browser copy, as read on 2026-10-22).

Start by finding the recording date on the California lien document, then review section 8460(a) with your attorney.

Source: California Civil Code section 8460 (California Legislative Information), read 22 October 2026 (our saved browser copy, as read on 2026-10-22).

How long does a lien last under Florida Statutes 713.22?

Florida Statutes section 713.22(1), read 22 October 2026: "A lien provided by this part does not continue for a longer period than 1 year after the claim of lien has been recorded or 1 year after the recording of an amended claim of lien that shows a later date of final furnishing of labor, services, or materials, unless within that time an action to enforce the lien is commenced in a court of competent jurisdiction."

Source: The 2026 Florida Statutes, section 713.22, Duration of lien (Online Sunshine, Florida Legislature), read 22 October 2026.

Check for an amended lien document in the Florida property records, and bring any later document to your attorney to discuss alongside section 713.22(1).

Source: The 2026 Florida Statutes, section 713.22, Duration of lien (Online Sunshine, Florida Legislature), read 22 October 2026.

When must a Texas lien suit be filed?

Texas Property Code section 53.158(a), read 22 October 2026: "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."

Source: Texas Property Code chapter 53, sections 53.052, 53.157 and 53.158 (the Texas Legislative Council file behind statutes.capitol.texas.gov), read 22 October 2026.

Texas Property Code section 53.052(a), read 22 October 2026, says: "An original contractor claiming the lien must file an affidavit with the county clerk:" and, in its item for homes, "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."

Source: Texas Property Code chapter 53, sections 53.052, 53.157 and 53.158 (the Texas Legislative Council file behind statutes.capitol.texas.gov), read 22 October 2026.

Read Texas Property Code sections 53.158(a) and 53.052 together; for the remaining provisions, consult section 53.052(b), (c) and (d) in the source linked below.

Source: Texas Property Code chapter 53, sections 53.052, 53.157 and 53.158 (the Texas Legislative Council file behind statutes.capitol.texas.gov), read 22 October 2026.

Texas Property Code section 53.157 says: "An affidavit claiming a mechanic's lien filed under Section 53.052 may be discharged of record by:" and one item on its list reads: "failing to institute suit to foreclose the lien in the county in which the improvement is located within the period prescribed by Section 53.158".

Source: Texas Property Code chapter 53, sections 53.052, 53.157 and 53.158 (the Texas Legislative Council file behind statutes.capitol.texas.gov), read 22 October 2026.

Can the lien deadline be extended or cut short?

California Civil Code section 8460(b): "Subdivision (a) does not apply if the claimant and owner agree to extend credit, and notice of the fact and terms of the extension of credit is recorded" and, in that case, "In that event the claimant shall commence an action to enforce the lien within 90 days after the expiration of the credit, but in no case later than one year after completion of the work of improvement."

Source: California Civil Code section 8460 (California Legislative Information), read 22 October 2026 (our saved browser copy, as read on 2026-10-22).

Texas Property Code section 53.158(a-2): "The limitations period established under Subsection (a) may be extended to not later than the second anniversary of the date the claimant filed the lien affidavit under Section 53.052 if, before the expiration of the limitations period established under Subsection (a), the claimant enters into a written agreement with the then-current record owner of the property to extend the limitations period."

Source: Texas Property Code chapter 53, sections 53.052, 53.157 and 53.158 (the Texas Legislative Council file behind statutes.capitol.texas.gov), read 22 October 2026.

Florida Statutes section 713.22(2): "An owner or the owner’s attorney may elect to shorten the time prescribed in subsection (1) within which to commence an action to enforce any claim of lien".

Source: The 2026 Florida Statutes, section 713.22, Duration of lien (Online Sunshine, Florida Legislature), read 22 October 2026.

Florida Statutes section 713.22(2), following the Notice of Contest of Lien form: "The lien of any lienor upon whom such notice is served and who fails to institute a suit to enforce his or her lien within 60 days after service of such notice is extinguished automatically."

Source: The 2026 Florida Statutes, section 713.22, Duration of lien (Online Sunshine, Florida Legislature), read 22 October 2026.

Review the wording of California Civil Code section 8460(b), Texas Property Code section 53.158(a-2) and Florida Statutes section 713.22(2) quoted here with your attorney.

Source: California Civil Code section 8460 (California Legislative Information), read 22 October 2026 (our saved browser copy, as read on 2026-10-22).
Source: Texas Property Code chapter 53, sections 53.052, 53.157 and 53.158 (the Texas Legislative Council file behind statutes.capitol.texas.gov), read 22 October 2026.
Source: The 2026 Florida Statutes, section 713.22, Duration of lien (Online Sunshine, Florida Legislature), read 22 October 2026.

How do you work out when your lien ends?

Gather the lien document and any later documents, review your state's law with an attorney, and check the court records for a suit. This is practical reasoning, not legal advice and not a finding from any agency.

  1. Get a copy of the recorded lien document or lien affidavit from the office that keeps property records, and write down its recording or filing date.
  2. Check whether an amended lien document, an extension or a credit agreement was also recorded against your property. Bring every document to your attorney.
  3. Find your state's provisions on lien duration, and ask an attorney which starting date and deadline apply to your documents.
  4. Search the court records for a suit to enforce or foreclose the lien, and note its filing date.
  5. If the deadline passed with no suit, ask a real estate attorney or a title company what your state needs to clear the lien from the record. For Texas, the section 53.157 list quoted above is the place to start.

    Source: Texas Property Code chapter 53, sections 53.052, 53.157 and 53.158 (the Texas Legislative Council file behind statutes.capitol.texas.gov), read 22 October 2026.

  6. In Florida, talk to an attorney before you record a Notice of Contest of Lien, and read section 713.22(2), quoted above, on what follows once the notice is served.

    Source: The 2026 Florida Statutes, section 713.22, Duration of lien (Online Sunshine, Florida Legislature), read 22 October 2026.

  7. Keep every receipt and lien release from the job in one folder, with a note of each payment: who received it and on what date.

Who sees your contact details when you post on InstaBids?

Before you post a written scope on any site or app, check who can see your phone number and address. Contact details stay hidden until the homeowner picks a contractor and they confirm the connection.

Source: InstaBids process and privacy, live-page excerpts, read 22 October 2026.

Post your job on InstaBids, and contractors can bid in writing on one written scope.

Homeowners anywhere in the US can post a job; once you send it, InstaBids finds contractors to bid on it.

Start my request

Sources for the facts on this page

Start my requestUse your AI