Miller, Ross & Goldman

Miller, Ross & Goldman "Your Business Collections Partner"

Commercial Collections & Legal Services

The commercial collection agency with truly outstanding client references, providing face-to-face debtor contact, nationwide legal support and easy online access to your company's collection accounts and reports.

⏰ A Texas construction lien isn't one deadline — it's a whole timeline. Miss any single date, and your lien rights are g...
08/26/2026

⏰ A Texas construction lien isn't one deadline — it's a whole timeline. Miss any single date, and your lien rights are gone for good.

Most contractors think about lien deadlines the moment a payment goes late. By then, you may have already missed the clock — because in Texas, the timeline starts the day labor or materials are furnished, not when the dispute begins.

Here's the full sequence you need to track:

📌 Pre-lien notice — due by the 15th day of the 2nd (residential) or 3rd (commercial) month after work/materials were furnished
📌 Lien affidavit filing — due by the 15th day of the 3rd (residential) or 4th (commercial) month after completion, termination, or abandonment
📌 Notice to owner — a copy of the filed affidavit must reach the property owner within 5 days
📌 Enforcement lawsuit — must be filed within 1 year of the last date the affidavit could have been timely filed

⚠️ And here's the part that catches people off guard: ongoing negotiations with the owner do not pause that one-year enforcement clock. Neither does warranty work reset your original completion date.

Texas measures these deadlines in calendar months, not days — a detail that trips up even experienced contractors and suppliers.

Get the full breakdown of every stage in the timeline 👇
🔗 https://www.mrgpartners.com/blog/construction-lien-timeline-what-you-need-to-know

📞 Not sure where you stand on an active deadline? Miller, Ross & Goldman helps contractors and suppliers track and protect every stage of the lien process. Call (512) 366-9110.

Understand the full construction lien timeline in Texas, from pre-lien notice through the lien affidavit deadline and foreclosure lawsuit enforcement window.

🏗️ Owed money on a Texas construction project? The clock is ticking — and Texas doesn't give second chances.Filing a con...
08/24/2026

🏗️ Owed money on a Texas construction project? The clock is ticking — and Texas doesn't give second chances.

Filing a construction lien in Texas comes down to two things: timing and accuracy. Miss a pre-lien notice deadline or file your lien affidavit late, and you could lose your right to payment entirely — even if the debt is 100% valid.

Here's what every contractor, subcontractor, and supplier needs to know:

✅ Deadlines differ for residential vs. non-residential projects
✅ Subcontractors & suppliers must send a pre-lien notice before they can file
✅ The lien affidavit must be filed with the county clerk where the property sits
✅ Homestead properties have extra rules, including a signed contract from both spouses
✅ You can't lien government property — but a payment bond claim may apply instead
✅ A recorded lien creates leverage, but doesn't force payment — enforcement may still require legal action

Texas courts don't leave room for "close enough." Get the full breakdown of deadlines, requirements, and common mistakes that invalidate a lien 👇

🔗 https://www.mrgpartners.com/blog/how-to-file-a-construction-lien-in-texas

📞 Owed money and not sure where you stand? Miller, Ross & Goldman's construction lien team can help — from pre-lien notice through filing and enforcement. Call (512) 366-9110.

Learn how to file a construction lien in Texas, including pre-lien notice deadlines, lien affidavit requirements, and the steps to protect unpaid labor and materials.

Before you file anything on an unpaid construction account, answer one question: is the project public or private?That a...
07/28/2026

Before you file anything on an unpaid construction account, answer one question: is the project public or private?

That answer decides your remedy — and getting it wrong costs you time you may not have.

Private project → mechanic's lien. Attaches to the property itself and clouds the title. You don't need a direct contract with the owner to file one, which is what protects subs and suppliers who never signed anything with them.

Public project → bond claim. Liens generally don't attach to public property, because public property can't be sold to satisfy a private debt. The payment bond stands in for the property, and the claim goes to the surety.

Same unpaid invoice. Completely different process, documentation, and deadlines.

Most claims that fail don't fail because the debt was weak. They fail on a missed preliminary notice, an inaccurate affidavit, or an assumption that last job's rules carry over to this one.

Lien vs. bond claim, broken down: https://www.mrgpartners.com/blog/construction-liens-and-bond-claims-understanding-the-differences

Learn the difference between construction liens and bond claims, when each remedy applies, and how contractors and suppliers can protect their right to payment.

Filing a mechanic's lien is not the first step toward a lawsuit.It's the step that usually prevents one.Most constructio...
07/24/2026

Filing a mechanic's lien is not the first step toward a lawsuit.

It's the step that usually prevents one.

Most construction payment disputes never see a courtroom. They get resolved through negotiation, mediation, or a structured settlement — because a recorded lien clouds the title, and owners and lenders need clean title to close a sale, a refinance, or a lender draw. That's leverage, and leverage is what gets accounts paid.

The tools that actually resolve these disputes:

• Direct negotiation — often enough for a punch list or change order disagreement
• Mediation — private, confidential, and well suited to multi-party disputes
• Settlement agreements — discounts for quick payment, staged payments, conditional releases
• Bonding off — clears the title so a closing can proceed while the dispute is worked out

One caution: lien and enforcement deadlines vary by state, and negotiating in good faith does not pause them. Miss the window and the claim can become unenforceable no matter how strong it is.

Full breakdown: https://www.mrgpartners.com/blog/resolving-lien-disputes-without-litigation-mediation-settlement-bonding-off

Learn how mediation, settlement agreements, and bonding off resolve mechanic's lien disputes without a lawsuit, and how MRG helps businesses protect payment.

Subcontractors and suppliers are often some of the most financially exposed parties on a construction project.When payme...
06/17/2026

Subcontractors and suppliers are often some of the most financially exposed parties on a construction project.

When payment is delayed, lien rights can help secure unpaid labor, materials, equipment, or services tied to the improved property.

The key is acting early. Missed notices or deadlines can weaken your recovery options. Learn more in this blog post.

Learn how subcontractors and suppliers can use construction liens to secure payment, protect lien rights, avoid missed deadlines, and recover unpaid project balances.

A construction lien can do more than create a payment dispute. It can cloud title, delay financing, disrupt refinancing,...
06/11/2026

A construction lien can do more than create a payment dispute. It can cloud title, delay financing, disrupt refinancing, and interfere with a property sale.

For unpaid contractors, subcontractors, and suppliers, lien rights can be a powerful way to bring an overdue balance into the conversation before the project moves forward.

If your business is owed money on a construction project, Miller, Ross & Goldman can help you evaluate your recovery options. Learn more in this blog post.

Learn how construction liens affect project financing, title, refinancing, real estate sales, loan draws, and payment disputes in commercial construction.

Commercial debt collection mistakes can cost businesses time, cash flow, and leverage during the recovery process.From w...
05/12/2026

Commercial debt collection mistakes can cost businesses time, cash flow, and leverage during the recovery process.

From waiting too long to act to relying on inconsistent documentation, small missteps often create bigger financial problems down the line. Our latest blog breaks down some of the most common commercial debt collection mistakes businesses make and how to avoid them.

Read more: https://www.mrgpartners.com/blog/common-mistakes-businesses-make-commercial-debt-collection

Learn the most common commercial debt collection mistakes businesses make, why recovery efforts stall, and how strategic collection practices improve results.

Winning a judgment is only part of the process. Collecting on it is where strategy matters.Tools like liens, garnishment...
04/14/2026

Winning a judgment is only part of the process. Collecting on it is where strategy matters.

Tools like liens, garnishments, and bank levies allow businesses to enforce payment and recover what they are owed. Each option comes with different timelines, risks, and levels of effectiveness depending on the situation.

The key is understanding which approach gives you the best chance of recovery while protecting your bottom line.

If you are sitting on unpaid judgments, there may be more options available than you think.

Read more: https://www.mrgpartners.com/blog/judgment-enforcement-strategies-liens-garnishments-bank-levies

Learn how to enforce a judgment using liens, wage garnishments, and bank levies. Discover practical strategies to recover debts and improve collection success.

Not all lien waivers offer the same level of protection.Understanding the difference between conditional and uncondition...
04/08/2026

Not all lien waivers offer the same level of protection.

Understanding the difference between conditional and unconditional lien waivers can directly impact your ability to get paid and protect your business.

A conditional lien waiver only becomes effective after payment is received and cleared, helping preserve your rights if something goes wrong. An unconditional lien waiver takes effect immediately upon signing, even if payment has not been fully secured.

Knowing when to use each one can prevent costly mistakes and strengthen your position in the payment process.

Read more: https://www.mrgpartners.com/blog/difference-between-conditional-vs-unconditional-lien-waivers

Learn the difference between conditional and unconditional lien waivers, when to use each, and how to avoid costly mistakes that can impact your right to payment.

When a client files for bankruptcy, many businesses assume the debt is simply gone. In reality, the situation is often m...
03/26/2026

When a client files for bankruptcy, many businesses assume the debt is simply gone. In reality, the situation is often more complex.

Even during bankruptcy proceedings, creditors may still have options to protect their recovery rights. Proper documentation, valid liens, and timely legal action can significantly impact whether a claim survives the process.

Understanding how bankruptcy affects commercial debt collection can help businesses make better decisions when accounts go unpaid.

Read the full article below.

https://www.mrgpartners.com/blog/commercial-debt-collection-bankruptcy-cases

Bankruptcy changes how commercial debts are collected. Understand creditor rights, automatic stays, proof of claim filings, and recovery options.

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