Tex. Prop. Code ch. 53 · Fla. Stat. ch. 713 · private commercial jobs
Stay ahead of your lien and notice deadlines
For subcontractors and suppliers in Texas and Florida. Put in your first and last day on the job and get every notice, lien and suit date the statute sets, month by month, each with the section it comes from. Free, no sign-up.
- Covers
- Texas, original contracts from January 1, 2022 (after H.B. 2237). Florida Construction Lien Law, part I.
- Doesn't cover
- Houses, public jobs, bonded jobs. The calculator refuses them rather than guess.
- Rules checked
- Against the statutes on Wednesday, November 4, 2026. Every date links to its section.
Payment-deadline calculator
Free · Texas and Florida
Real output, made-up jobs
What the calculator gives you, on two sample jobs
Same rules engine as the calculator above. The jobs, names and amounts are made up; every date is computed.
SampleSample: private commercial job in Houston, first work March 3, 2026
- You
- Sample Electric Co. (first-tier sub)
- GC
- Example Builders Inc.
- Owner
- Example Holdings LLC
- Job
- Tenant build-out, 2-story office, Harris County
- Your contract
- $184,000, 10% retainage
- On the job
- Tuesday, March 3, 2026 to Friday, July 31, 2026
Notice of claim, month by month (Tex. Prop. Code §53.056(a-1))
| Month of work | Pay app | Retainage held | Pay status | Act by | Statutory last day |
|---|---|---|---|---|---|
| March 2026 | $22,000 | $2,200 | Paid, less retainage | Mon, Jun 15, 2026 | Mon, Jun 15, 2026 |
| April 2026 | $41,000 | $4,100 | Paid, less retainage | Wed, Jul 15, 2026 | Wed, Jul 15, 2026 |
| May 2026 | $46,000 | $4,600 | Paid, less retainage | Fri, Aug 14, 2026 * | Mon, Aug 17, 2026 |
| June 2026 | $38,500 | $3,850 | Unpaid | Tue, Sep 15, 2026 | Tue, Sep 15, 2026 |
| July 2026 | $36,500 | $3,650 | Unpaid | Thu, Oct 15, 2026 | Thu, Oct 15, 2026 |
The GC hasn't paid the June and July pay apps ($67,500 after retainage). Each of those months needs its own notice to the owner and the GC: June's by Tuesday, September 15, 2026, July's by Thursday, October 15, 2026. * The count lands on a weekend, so the act-by date is the business day before and §53.003(e) extends the last day.
Rules last checked against the statutes on .
SampleSample: private commercial job in Tampa, first delivery March 3, 2026
- You
- Sample Supply Co. (supplier to the electrical sub)
- Ordered by
- Sample Electric Co.
- GC
- Example Builders Inc.
- Owner
- Example Holdings LLC
- Your order
- $31,750
- Deliveries
- Tuesday, March 3, 2026 to Friday, June 19, 2026
Notice to Owner and lien dates (Fla. Stat. §§713.06, 713.18, 713.08)
| Deadline | Counted from | Act by | Statutory last day | Section |
|---|---|---|---|---|
| Notice to Owner: mail by | Day 40 after first delivery. Mailed by certified mail with a USPS log or tracking, it counts as served that day. | Fri, Apr 10, 2026 * | Mon, Apr 13, 2026 | §713.18(2) |
| Notice to Owner: served by | Day 45 after first delivery. After day 40 it has to actually reach the owner by this date. | Fri, Apr 17, 2026 | Fri, Apr 17, 2026 | §713.06(2)(a) |
| Claim of lien recorded | Day 90 after last delivery. | Thu, Sep 17, 2026 | Thu, Sep 17, 2026 | §713.08(5) |
Day 40 is Sunday, April 12, 2026, so the act-by date is Friday, April 10, 2026, and §713.011(1) extends the last day to Monday, April 13, 2026. Because you supply a subcontractor, a copy also goes to the GC (§713.06(2)(a)).
Rules last checked against the statutes on .
WARNING! FLORIDA'S CONSTRUCTION LIEN LAW ALLOWS SOME UNPAID CONTRACTORS, SUBCONTRACTORS, AND MATERIAL SUPPLIERS TO FILE LIENS AGAINST YOUR PROPERTY EVEN IF YOU HAVE MADE PAYMENT IN FULL. UNDER FLORIDA LAW, YOUR FAILURE TO MAKE SURE THAT WE ARE PAID MAY RESULT IN A LIEN AGAINST YOUR PROPERTY AND YOUR PAYING TWICE. TO AVOID A LIEN AND PAYING TWICE, YOU MUST OBTAIN A WRITTEN RELEASE FROM US EVERY TIME YOU PAY YOUR CONTRACTOR.
NOTICE TO OWNER
To: Example Holdings LLC, 100 Example Avenue, Tampa, FL 33602
The undersigned hereby informs you that he or she has furnished or is furnishing services or materials as follows: Switchgear, panelboards and conduit for the electrical work for the improvement of the real property identified as Lot 4, Sample Business Park, Hillsborough County, Florida (sample legal description) under an order given by Sample Electric Co..
Florida law prescribes the serving of this notice and restricts your right to make payments under your contract in accordance with Section 713.06, Florida Statutes.
IMPORTANT INFORMATION FOR YOUR PROTECTION
Under Florida's laws, those who work on your property or provide materials and are not paid have a right to enforce their claim for payment against your property. This claim is known as a construction lien. If your contractor fails to pay subcontractors or material suppliers or neglects to make other legally required payments, the people who are owed money may look to your property for payment, EVEN IF YOU HAVE PAID YOUR CONTRACTOR IN FULL.
PROTECT YOURSELF:
RECOGNIZE that this Notice to Owner may result in a lien against your property unless all those supplying a Notice to Owner have been paid.
LEARN more about the Construction Lien Law, Chapter 713, Part I, Florida Statutes, and the meaning of this notice by contacting an attorney or the Florida Department of Business and Professional Regulation.
e-signature goes here when you sign(Lienor's Signature)
Sample Supply Co. (Lienor's Name)
200 Sample Road, Tampa, FL 33610 (Lienor's Address)
Copies to: Example Builders Inc. (general contractor)
Mail by Friday, April 10, 2026, certified mail, USPS tracking kept (§713.18(2)).
Full Texas sample, with lien, retainage and interest Florida guide
Early access
A payment desk that runs itself
Set it once per job. We'll track every deadline, prepare every notice, mail it in your name, and chase late pay. You e-sign each notice and approve each step. SubPayDesk is being built now; sign up and we'll tell you when your state opens.
| When | You | The desk |
|---|---|---|
| New job | Forward the contract, PO or job sheet, or connect QuickBooks. | We'll pull out the owner, the GC, the property, your first day and the contract value, and look up the owner of record in county records. |
| Every month | Bill your pay app as usual. | We'll work out each notice, lien and prompt-pay date from the statute and show what is coming due. |
| Notice due | You review and e-sign each notice. We then mail it for you, in your name, by certified mail with proof. | We'll have it pre-filled well ahead of the act-by date, and keep the mailing record. |
| Pay app late | Approve each step before it goes. | A reminder first, then a demand for the interest the statute allows, then a notice of intent. |
| Lien time | Talk to your attorney. | Where a state requires a lawyer to prepare a lien, we'll tell you so. |
Early access
Planned pricing
Self-serve, no sales calls. These are the prices we plan to charge when the desk opens.
| Plan | Planned price | What you get |
|---|---|---|
| Free | $0 | Calculator + 1 job |
| Pay as you go | $39 per notice mailed | Pay only when a notice is mailed |
| Desk | $199/month | Up to 15 active jobs |
| Desk Plus | $499/month | Up to 50 jobs + automated interest demands |
Planned · no charge today. Prices may change before launch; you will see the final price before you are ever asked to pay.
Who built SubPayDesk
Built by Matt Johan, MaxPro LLC, New York
- Twenty years in corporate finance and capital markets.
- Partner at RS Platou.
- Head of Arctic Securities' New York office, then of its corporate finance business.
- Led and placed more than $4bn of public and private equity and debt.
- Co-founded a vertical SaaS company.
- Now a fractional CFO to founders and owner-led businesses through MaxPro, including trades and contractors.
I've spent twenty years in corporate finance, and today I work as a fractional CFO for owner-led businesses, including trades and contractors. From the cash-flow side, a subcontractor carries the job. You pay your crew and your supplier this month, bill on the pay app, and wait while the GC waits on the owner, with retainage held back until the end. If that money never comes, your lien is the protection the law gives you, and it only holds if each notice went out by its deadline. Miss one date and the right is gone, however good the work was. The dates come straight from the statute, but they are easy to lose track of when you're running jobs. I built SubPayDesk so you can see every date on a job next to the section of law it comes from, and, once the desk opens, have each notice ready to sign well before it's due.
Questions subs ask
Is the calculator free?
Yes. The deadline calculator is free to use as often as you like, and you don't need to sign up to use it.
I bill a pay app every month. In Texas, do I need a notice for every month?
For each month you worked and haven't been paid, yes. Each one has its own deadline: the 15th day of the third month after that month (Tex. Prop. Code §53.056(a-1)). Work in June, notice by September 15. The calculator lists every month between your first and last day.
The GC says the owner hasn't paid him yet. Does my deadline wait?
The statutes count from when you did the work, not from when anyone gets paid. Texas counts from the month of work (§53.056(a-1)). Florida counts from your first day on the job for the Notice to Owner (§713.06(2)(a)) and from your last day for the claim of lien (§713.08(5)).
What about my retainage?
In Texas, retainage has its own notice, due 30 days after your contract ends (§53.057), and its own lien deadline, counted from when the GC's contract with the owner is completed (§53.052(d)). Enter the completion date and the calculator shows both.
In Florida it's been 42 days since my first delivery. Am I too late for the Notice to Owner?
Not necessarily. Mailing by certified mail counts as service only if you mail within 40 days (§713.18(2)). After day 40 the notice has to actually reach the owner by day 45 (§713.06(2)(a)). The calculator shows both dates.
The deadline lands on a Saturday. Do I get until Monday?
Both states extend a deadline that falls on a weekend or legal holiday (Tex. Prop. Code §53.003(e); Fla. Stat. §713.011(1)). We show that extended date, and an earlier act-by date on the business day before, so you never depend on the extension.
Does it work for a house, a school or a bonded job?
No. Residential jobs run on different rules (in Texas the notice is due a month earlier), and public and bonded jobs run on bond-claim rules. The calculator refuses those jobs rather than guess. In Texas it also refuses work that began before January 1, 2022, because original contracts signed before January 1, 2022 follow the old law.
Is the payment desk live?
Not yet. SubPayDesk is being built now, for Texas and Florida first. Sign up for early access and we'll email you when your state opens. Nothing is charged during early access.
Do you store the dates I enter?
No. The dates you enter are used to work out your deadlines and are not stored. We keep only daily counts of calculator runs, by state and by the ad keyword or link that brought you here.
Is this legal advice?
No. SubPayDesk is software, not a law firm. It does not give legal advice or represent you. Confirm every deadline with a construction attorney licensed in your state.
Who is behind this?
Matt Johan, through MaxPro LLC in New York. He is a fractional CFO to owner-led businesses, including trades and contractors. The About page has more.
General information only, not legal advice.