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Contractor liens · FL, NC, TXMechanics liens when buying a house: the window after closing

A contractor or supplier who was not paid for work on the house can record a lien for some time after the work ends – even after you have bought it. Florida: up to 90 days after the lienor's final furnishing (Fla. Stat. §713.08(5)). North Carolina: up to 120 days after the last furnishing (N.C.G.S. 44A-12(b)), though on projects with a lien agent an unnoticed claimant loses out to a bona fide purchaser. Texas residential: the 15th day of the third month after the month the work was completed (Tex. Prop. Code §53.052). So if the seller renovated recently, ask for proof that everyone was paid and let the title company know before closing.

Deadlines and rules

  1. Florida

    Claim of lien up to 90 days after final furnishing; it lasts 1 year unless suit is filed (§§713.08(5), 713.22).

  2. North Carolina

    Claim of lien up to 120 days after last furnishing; suit within 180 days (44A-12(b), 44A-13(a)).

  3. Texas (residential)

    Affidavit by the 15th day of the third month after completion; suit within a year after that deadline (§§53.052, 53.158).

  4. Texas seller's affidavit

    On the buyer's request before closing, the seller must give a bills-paid affidavit (§53.085(b)).

Before closing, ask for

  • A list of work done in the last 6 months, with contractors and amounts.
  • Final lien waivers or releases from the contractor and main suppliers.
  • In Texas, the seller's bills-paid affidavit under §53.085(b); in Florida, whether a notice of commencement was recorded; in North Carolina, the lien agent if one was named.
  • Title company sign-off on any open notice of commencement or recent permit.

Where it goes wrong

  • Work finished weeks before closing – a contractor can still record a lien after the deed.
  • Nobody asks the seller about work done in the last months, so the title search shows nothing yet.
  • Lien waivers or affidavits come in on closing day and nobody reads them.

Questions buyers ask

Can a contractor put a lien on my house after I buy it?

Yes, within the state's window after the work ended: 90 days in Florida, 120 days in North Carolina, the 15th day of the third month after completion for Texas homes.

How do I protect myself from contractor liens when buying?

Ask about recent work, get final lien waivers or the seller's affidavit, and make sure the title company knows so it can require them or cover the risk.

Does title insurance cover mechanics liens?

It depends on the policy and exceptions; the title commitment shows whether recent work is excepted, so read it before closing.

Related guides

Add "recent work, permits and lien waivers" to the deal checklist as a task with an owner and due date in ClosingCode, with the affidavits stored on the deal.

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Sources: Fla. Stat. ch. 713; N.C.G.S. ch. 44A; Tex. Prop. Code ch. 53 (official statute sites, read October 25, 2026).

General information, not legal advice. ClosingCode is software; it is not a law firm, title company or brokerage.