Posts By: Chris Wielinski

The Corporate Transparency Act Had a Very Exciting Holiday Week!

If you and your family are having a busy, eventful and hectic Christmas or Hanukkah week, consider the topsy-turvy week the Corporate Transparency Act (“CTA”) has had. Spoiler alert: The CTA is once again on hold.

Eariler this Month

In early December, when shoppers were already growing weary of peppermint spice and endless Christmas carols, a federal district court in Sherman, Texas issued a nationwide preliminary injunction (“Injunction”) blocking all enforcement of the CTA. The Injunction, issued on December 3 in Texas Top Cop Shop, Inc. v. Garland(“TTCS”), was primarily based on the court’s determination that the CTA is “likely unconstitutional” because it exceeded Congress’s constitutional authority. The Injunction was an early holiday gift for the privately-owned companies formed before 2024 (“pre-2024 companies”) — all 20 million or so of them – that faced an impending January 1, 2025 reporting deadline under the CTA. But for the U.S. Treasury Department’s Financial Crimes Enforcement Network (“FinCEN”), which administers the CTA, the Injunction was a big, dusty bag of coal.  FinCEN soon appealed the Injunction to the U.S. Court of Appeals for the Fifth Circuit (the “Fifth Circuit”) and filed an emergency motion seeking a temporary stay (pause) of the Injunction, until FinCEN’s appeal can be heard.

Excitement on Capitol Hill

In the week before the holidays, the nation’s Capitol was a center of excited, bustling activity — not because of upcoming holiday festivities, but because the federal government was about to shut down. Congress could only avert a shutdown by passing a “continuing resolution” (“CR”) to fund the government for  a few more months. And when the first version of the CR was unveiled, and eagerly unwrapped by lobbyists and journalists with the excitement of small children on Christmas morning, it was found to contain another CTA present:  a one-year extension of the reporting deadline for pre-2024 companies, to January 1, 2026. But politics intervened, and the stripped-down CR that was ultimately enacted on December 20 contained no CTA relief. (But at least the government was saved!)

It’s December 23rd in New Orleans

As New Orleanians prepared to celebrate the holidays with appropriate joie de vivre, three judges of the Fifth Circuit had more serious business to attend to. A Fifth circuit motions panel was considering FinCEN’s emergency motion for a stay of the TTCS court’s nationwide Injunction against the CTA. They — or at least two of them — found themselves unpersuaded by the TTCS court’s conclusion that the CTA is “likely unconstitutional,” and instead decided that the CTA is likely constitutional. For that reason, the motions panel granted FinCEN’s request for a stay of the Injunction. Because the stay temporarily paused the Injunction, and because the Injunction itself had temporarily paused the CTA, staying the Injunction had the effect of reviving the CTA. And reviving the CTA meant that pre-2024 companies suddenly had nine days in which to meet the January 1, 2025 reporting deadline.

FinCEN’s Heart Grows Larger

FinCEN was overjoyed that the Injunction had been stayed. But it knew that Christmas and Hanukkah were nigh, and requiring companies to prepare CTA filings over the holidays would simply be cruel. So, just as the Grinch’s heart grew three times in Whoville, FinCEN announced later on December 23 that pre-2024 companies would have an extra dozen days (until January 13, 2025) to file, and it also granted extensions for some categories of companies formed in late 2024.

The Twist Ending

Ever since O. Henry’s The Gift of the Magi, twist endings have been a favorite feature of many holiday stories — and this tale of the CTA’s exciting holiday week is no exception. Late on December 26, the Fifth Circuit — presumably acting through the merits panel that will hear FinCEN’s appeal of the Injunction —vacated (terminated) the motion panel’s stay of the Injunction.

This perhaps lacks the punch of discovering that Bruce Willis had been dead all along, but it’s still a twist. The Injunction temporarily paused the CTA.  The stay of the Injunction temporarily paused the Injunction. Vacating the stay terminated the stay. The result is that the Injunction is once again in effect, and the CTA is once again on hold. While the Injunction remains in effect, companies do not have to make CTA filings. This is the case not only for pre-2024 companies, but also for companies formed in 2024 (or, soon, in 2025).

What Happens Next?

It’s tempting to say “who knows?” in light of the CTA’s recent twists and turns. What we expect to happen next is the Fifth Circuit will consider the merits of the TTCS court’s nationwide Injunction. The Fifth Circuit has scheduled briefing by the parties during February, and oral argument before a Fifth Circuit merits panel on March 25.

There are also other CTA events on the horizon:

  • The TTCS court will, eventually, receive briefing and hear oral arguments on the merits of the plaintiffs’ constitutional challenge to the CTA.
  • There are pending appeals to federal circuit courts of other decisions on the CTA’s constitutionality.  A federal district court in Alabama found the CTA unconstitutional (but did not issue a nationwide injunction), while federal district courts in Oregon and Virginia have found it constitutional. All of those cases are on appeal.
  • The Trump Administration could decide the CTA’s fate. Although the incoming Trump Administration is expected to have an anti-regulatory philosophy, and Project 2025 specifically called for the CTA’s repeal, there have been no official statements about the CTA from the incoming Administration. It could block the CTA in various ways if it chooses to do so: for example, by ending enforcement efforts, supporting Congressional repeal or relief, or dropping FinCEN’s defense of the CTA’s constitutionality in the Fifth Circuit and other federal circuit courts. But we currently do not know what the incoming Administration’s plans are for the CTA.

How Cokinos | Young can help

The corporate attorneys at Cokinos | Young are closely monitoring these CTA developments and will provide further updates as important events occur. In the meantime, if you would like to discuss what your company should do to comply with the CTA, please contact one of our following corporate attorneys:

Important Updates to USPTO Pricing and Rules for Federal Trademark Applications in 2025

Revised Fee Structure and Rules:

The USPTO recently announced changes to its fee schedule and trademark application process, beginning on January 18, 2025.

Notable changes include:

  • Elimination of TEAS Plus and TEAS Standard Applications: These filing options will be discontinued, and all applicants will use a new, redesigned application system.
  • New Base Application Fee: A uniform application fee of $350 per class will apply to all new trademark applications.
  • Higher Maintenance Fees: Renewal and maintenance fees will also see an increase of up to $125 per class, respectively.
  • Additional Fees for Certain Actions: Expect higher fees for extensions of time, petitions to revive abandoned applications, and amendments to applications.
  • Mandatory Specimen Updates: Enhanced requirements for evidence to prove actual use of the mark in commerce.
  • Faster Timelines for Office Actions: Shortened deadlines for responding to office actions, with reduced opportunities for extensions.

What This Means for You

These changes highlight the importance of proactive trademark management. Here are some steps to consider:

  • Review Your Portfolio: Evaluate pending applications and existing registrations to anticipate fee increases and compliance requirements.
  • File Early: If you’re planning new applications or renewals, consider filing before the new fee structure takes effect.

How We Can Help

Our team is here to help you navigate these changes and develop strategies to optimize your trademark protection. We offer:

  • Comprehensive reviews of your trademark portfolio
  • Guidance on specimen and compliance requirements
  • Support for timely filings and responses to USPTO actions

If you have any questions or would like to schedule a consultation to discuss how these updates may impact your business, please don’t hesitate to contact Lauren Aldredge with our Intellectual Property Team.

Lauren S. Aldredge


About Cokinos | Young

Cokinos | Young has led Texas construction and real estate law for over three decades. And today, our 100+ dedicated professionals operate coast to coast and proudly handle all aspects of construction law for owner/developers, project managers, general contractors, design professionals, subcontractors, sureties, and lenders. We provide both dispute resolution and transactional services to clients through all phases of commercial, industrial, pipeline, offshore, civil, and residential construction. Our reputation was built on relentless commitment to client service and the industries we serve, and that remains our primary driver. Dedicated. Resilient. Expertise. That’s Cokinos | Young. Learn more at cokinoslaw.com.

Corporate Transparency Act: Spotlight Turns to Congress and the Fifth Circuit

Following the issuance in early December of a nationwide preliminary injunction (the “Injunction”) pausing enforcement of the Corporate Transparency Act (“CTA”), attention has now shifted to Congress and to the U.S. Court of Appeals for the Fifth Circuit (the “Fifth Circuit”). As part of a stopgap bill to avert a government shutdown, Congress may enact a one-year extension of an impending January 1, 2025 CTA reporting deadline for companies formed before 2024 (“pre-2024 companies”). Meanwhile, the Fifth Circuit is likely to decide very soon whether the Injunction against the CTA will remain in effect for now. We describe below how companies should prepare to respond to these possible developments.

Background

The CTA, a federal law that took effect in 2024, requires most privately-owned companies to confidentially report certain “beneficial ownership information” (“BOI”) about their 25%-or-more owners and other individuals with “substantial control.” The BOI reports are to be filed with the U.S. Department of the Treasury’s Financial Crimes Enforcement Network (“FinCEN”). Implementation of the CTA was bifurcated:

  • Pre-2024 companies are required to file by January 1, 2025.  There are believed to be over 20 million pre-2024 companies that have not yet made their BOI filings. 
  • Companies formed during 2024 are required to file within 90 days of their formation. (For companies that are formed in 2025 and subsequent years, the period will be 30 days.)

Possible Congressional Action

Funding for the federal government runs out on Friday, December 20. As with many prior funding deadlines, Congress plans to pass a “continuing resolution” (“CR”) as a stopgap measure to keep the government funded for the next few months. On Wednesday, December 17, the House of Representative released a draft CR, which represented a bipartisan deal negotiated between leaders of the Republican-led House and the Democratic-led Senate.  We refer to that draft as the “bipartisan CR.”

Like all CRs, the bipartisan CR included many “add-ons” that are not directly related to government funding. One of those add-ons would have provided partial CTA relief.  Buried deep within the bipartisan CR’s 1,500 pages was an amendment to the CTA that would have extended the reporting deadline for pre-2024 companies from January 1, 2025 to January 1, 2026.

  • This would only have provided partial CTA relief, however, because it would only have extended the reporting deadline for pre-2024 companies. It would not have extended the 90-day deadline for companies formed during 2024 (or the upcoming 30-day deadline for companies formed during 2025 and later years). Nor would it have extended the CTA deadlines for updating or correcting BOI reports that have already been filed, whether by pre-2024 companies or those formed during 2024 or later.

The bipartisan CR, however, encountered strong opposition from conservative House members, Elon Musk and now President-Elect Trump. They opposed the bipartisan CR’s large add-ons and also insisted on including a debt-ceiling increase. Talks are currently underway in Washington to craft a substitute CR that will be acceptable to the major power blocs and that can pass in both houses of Congress. It is impossible to know if the one-year partial CTA relief will be included in the final CR. Such relief is presumably acceptable to Republican leaders, and is at least not opposed by Democratic leaders (who agreed to it in the bipartisan CR). But anything can happen in negotiations to finalize legislation, and that is particularly true for an add-on to a CR in the days and hours before (and sometimes after) a government shutdown.

Important Ruling Likely from the Fifth Circuit

Preliminary Injunction Against CTA

The proposed reporting extension in the bipartisan CR would provide simple and straightforward CTA relief for pre-2024 companies, at least for one year. But political considerations now render uncertain the fate of that simple and straightforward relief.

Meanwhile, a much more complicated CTA saga is playing out in the federal courts.  It began in Sherman, Texas, but the center of attention has now shifted to the Fifth Circuit in New Orleans — the federal circuit court that hears appeals from Texas.

Numerous lawsuits have been filed in federal courts around the country challenging the CTA’s constitutionality. One such case is Texas Top Cop Shop, Inc. v. Garland, filed in the U.S. District Court for the Eastern District of Texas, Sherman Division. Mindful of the impending January 1, 2025 reporting deadline for pre-2024 companies, the plaintiffs in Texas Top Cop Shop (“TTCS) asked the court to issue an injunction protecting them against CTA enforcement until their case can be fully decided. On December 3, the court issued a preliminary injunction (“Injunction”) that is even broader than the plaintiffs requested. The Injunction applies nationwide, and it protects not only the TTCS plaintiffs but also everyone who is subject to the CTA. The Injunction temporarily blocks all enforcement of the CTA, both as to pre-2024 companies (facing the impending January 1, 2025 reporting deadline) as well as companies formed in 2024 (which are subject to a 90-day deadline).

The TTCS court did not rule that the CTA is unconstitutional. It issued a preliminary Injunction, rather than a permanent one, to provide temporary relief until it can consider the constitutional issues “on the merits” and make a final decision. But, in order to issue even the preliminary Injunction, the court was required to decide whether the TTCS plaintiffs had a “substantial likelihood of success on the merits.” The court concluded that they did, because it decided the CTA is “likely unconstitutional” as outside Congress’s constitutional authority.

It could take the TTCS court a few months to receive briefs, hear oral arguments, and issue a final decision “on the merits” as to whether the CTA is constitutional. But, in the meantime, the focus of attention in the TTCS case has shifted to the Fifth Circuit, where an important decision about the Injunction may be handed down very soon.

FinCEN asks the Fifth Circuit to “stay” the Injunction

FinCEN — the agency responsible for enforcing the CTA — has responded to the TTCS court’s Injunction by agreeing that companies do not have to make any BOI filings, or otherwise comply with the CTA, while the Injunction is in effect. But FinCEN strongly believes the CTA is constitutional, and it has therefore appealed the Injunction to the Fifth Circuit. In connection with that appeal, FinCEN has filed an emergency motion asking the Fifth Circuit to order a “stay,” or temporary pause, of the Injunction, until the merits of FinCEN’s appeal of the Injunction can be considered by the Fifth Circuit.

  • This illustrates how complicated the TTCS case has become. If the Fifth Circuit were to grant the requested stay, then the Injunction would be temporarily paused. And because the Injunction temporarily pauses the CTA, a stay of the Injunction would reinstate the CTA, including its January 1, 2025 reporting deadline for pre-2024 companies. In other words, FinCEN still hopes to require BOI reports by pre-2024 companies by the January 1, 2025 deadline, by convincing the Fifth Circuit to stay the Injunction before then.

The Fifth Circuit ordered the TTCS plaintiffs to file their reply to FinCEN’s stay motion, and FinCEN to file its response, on an expedited basis, and they have done so. This short-fuse schedule strongly suggests that the Fifth Circuit is considering whether to issue a stay pending appeal of the Injunction — or at least an “administrative stay” to give it more time to consider whether to issue a stay pending appeal — before the January 1, 2025 reporting deadline.  If the Fifth Circuit grants FinCEN’s request for a stay (or grants an administrative stay), the Injunction will be paused, and the CTA would be at least temporarily reinstated.  That would include the January 1, 2025 reporting deadline for pre-2024 companies.

Even if it declines to stay the Injunction, the Fifth Circuit will eventually consider FinCEN’s appeal of the Injunction. It could then either affirm the Injunction (leaving it in effect) — or it could strike down the Injunction by “lifting” it. “Lifting” the Injunction permanently ends the Injunction, while “staying” the Injunction only temporarily pauses it — but either would have the immediate practical effect of reinstating the CTA, including its reporting requirements.

No one knows if the Fifth Circuit will stay or lift the Injunction— or, on the other hand, if it will leave the Injunction in effect, thereby continuing to “pause” the CTA. The Fifth Circuit is a very conservative court, with a judicial philosophy that tends to distrust federal regulation. But it could potentially disapprove of a nationwide Injunction in a case where the plaintiffs themselves had not requested that sweeping protection.

If the Injunction is stayed or lifted, will companies have a “grace period” before they have to file BOI reports?

What we can say with certainty is that there will be very little if any advance warning of the Fifth Circuit’s decision. If the Fifth Circuit stays or (eventually) lifts the Injunction, therefore, companies will suddenly find themselves again subject to the CTA — and, in the case of pre-2024 companies, either facing an imminent January 1, 2025 reporting obligation, or theoretically an immediate reporting obligation after that date.

If that occurs, will companies be given a “grace period” in which to file their reports? No one knows for certain. As mentioned above, FinCEN is seeking an emergency stay from the Fifth Circuit in hopes of reinstating the January 1, 2025 deadline, so it may be unlikely to grant a grace period. Would the Fifth Circuit itself, if it stays or lifts the Injunction, grant companies a grace period? That is also impossible to know for certain, but granting a grace period of any type would not be consistent with normal Fifth Circuit practice.  And, even if FinCEN or the Fifth Circuit granted such a grace period, it is impossible to predict how long that grace period would be.

What should companies do while they wait for a Fifth Circuit decision on the Injunction, and how would Congressional action affect that advice?

As discussed above, it is possible that Congress may provide some CTA relief this week in a CR, although fast-moving political developments have now made that somewhat less likely. And, even if a final, enacted CR does contain any CTA relief, that relief will likely be limited to a one-year extension for pre-2024 companies (the same partial form of relief proposed in the bipartisan CR).

The government funding deadline expires at the end of Friday, December 20.  Therefore, barring a prolonged government shutdown, we should know very soon what Congress does in the final CR, and in particular if it includes any CTA relief. Once that information becomes available, we propose that companies take the approaches described below. (Again, they are based on the assumption that any Congressional CTA relief will consist of only a one-year extension that is applicable only to pre-2024 companies, which we refer to below as “partial CTA relief.”)

Pre-2024 companies

If Congress passes partial CTA relief:

No action is required at this time. You now have until January 1, 2026 to make your initial BOI filing.  (Happy holidays!)

If Congress does not pass partial CTA relief:

  • No action is required at this time if:
    • Your company has a simple ownership and management structure, and it will be easy for you to quickly compile BOI information from your 25%-or-more owners and other persons with “substantial control.” OR
    • Your company has already substantially completed the process of compiling its BOI information.
  • All other companies should seriously consider continuing the process of promptly compiling their BOI information. Not doing so constitutes a gamble that:
    • the Fifth Circuit will leave the Injunction in effect;
    • or, even if it stays or lifts the Injunction, FinCEN or the Fifth Circuit will grant a grace period for filing;
    • or, even if such a grace period is not granted, FinCEN (or the incoming Trump administration) will decide not to enforce penalties against companies that fail to make filings promptly after the Injunction is stayed or lifted (and that a technical violation of the CTA will not trigger adverse consequences under the company’s loan agreements, governmental and other contracts, procurement requirements, etc.). This may or may not be a reasonable gamble to make but, in any event, it is still clearly a gamble.

Companies formed during 2024

As stated above, we assume that any Congressional CTA relief will be only partial, benefitting pre-2024 companies but not companies formed during 2024. Therefore, companies formed during 2024 should consider the same approaches we have set out above under “Pre-2024 companies > If Congress does not pass partial CTA relief.”

Some companies (regardless of when formed) may decide to make voluntary BOI filings. For most companies, however, we recommend not making voluntary filings, and instead following the recommendations set forth above.

Finally, note that any partial CTA relief passed by Congress will not effect reporting deadlines for updating or correcting BOI reports that have already been filed. 

On the horizon

TTCS lawsuit

As mentioned above, the TTCS court issued the Injunction as just a preliminary, temporary measure until the court can consider the plaintiffs’ challenge to the CTA’s constitutionality “on the merits.” That will occur regardless of whether the Injunction is stayed or lifted by the Fifth Circuit, but it may not occur for a few months. When it does, the losing side can appeal the decision to the Fifth Circuit.

Other lawsuits challenging the CTA

In addition to TTCS, several other cases challenging the CTA’s constitutionality are making their way through the federal court system. A federal district court in Alabama ruled in March 2024 that the CTA was unconstitutional, but its ruling protected only the plaintiffs in that case. (That decision is on appeal to the U.S. Eleventh Circuit Court of Appeals, which heard oral arguments in September and could rule at any time.) More recently, federal district courts in Oregon and Virginia have reached the opposite conclusion, affirming the CTA’s constitutionality. (Those decisions are also on appeal to their respective federal circuit courts.) None of those cases directly affects the TTCS case or the Injunction. But the differing results make it more likely that the constitutionality of the CTA may eventually be decided by the U.S. Supreme Court.

Trump administration

The upcoming change of Presidential administrations also may affect the CTA’s future. To our knowledge, President-Elect Trump has not publicly expressed a view on the CTA. Project 2025 called for its repeal, however, and the CTA may be inconsistent with the new administration’s general anti-regulatory philosophy. In that event, the new administration could effectively block the CTA in several different ways. But there are two important caveats: we do not know for certain what the new administration will do, and in any event it cannot take any official actions until January 20, 2025.

How Cokinos | Young can help

The corporate attorneys at Cokinos | Young are closely monitoring these CTA developments and will provide further updates as important events occur. In the meantime, if you would like to discuss what your company should do to comply with the CTA, please contact one of our following corporate attorneys:

Preliminary Injunction Issued Against Corporate Transparency Act

Yesterday, a federal district judge in Sherman, Texas issued a nationwide preliminary injunction against enforcement of the Corporate Transparency Act (CTA).  Judge Amos Mazzant held that the CTA is likely unconstitutional as outside of Congress’s power.  In issuing the preliminary injunction, Judge Mazzant stayed (temporarily suspended) the CTA’s impending compliance deadline of January 1, 2025.  The CTA would have required an estimated 32.6 million companies to file “beneficial ownership information” (or “BOI”) reports by that date with FinCEN, a U.S. Treasury Department enforcement body.  The case in which Judge Mazzant issued his ruling is Texas Top Cop Shop, Inc. v. Garland.

The Cokinos | Young corporate group is analyzing the ruling and will update this Client Alert with additional information as it becomes available.  If you would like to discuss this development further, please contact one of the following members of our corporate group:

About Cokinos | Young

Cokinos | Young has led Texas construction and real estate law for over three decades. And today, our 100+ dedicated professionals operate coast to coast and proudly handle all aspects of construction law for owner/developers, project managers, general contractors, design professionals, subcontractors, sureties, and lenders. We provide both dispute resolution and transactional services to clients through all phases of commercial, industrial, pipeline, offshore, civil, and residential construction. Our reputation was built on relentless commitment to client service and the industries we serve, and that remains our primary driver. Dedicated. Resilient. Expertise. That’s Cokinos | Young. Learn more at cokinoslaw.com.

Increased Minimum Salary Threshold Struck Down

On Friday, Nov. 15, 2024, the U.S. District Court for the Eastern District of Texas vacated and set aside the Department of Labor’s April 2024 rule raising the minimum salary amount that would qualify employees as exempt from overtime. This injunction applies nationwide to all employers.

So, what exactly does this mean for employers? First of all, it means that the increase of the minimum salary for the so-called “white collar” overtime exemptions set for January 1, 2025 – which would have raised the minimum to $1,128/week ($58,656/year) – will not go into effect. Similarly, the DOL’s proposal that this minimum salary threshold be automatically adjusted every three years also will not go into effect. The January 1 increase for the highly compensated employee (HCE) exemption that would have raised this minimum threshold to a whopping $151,164/year also is no more.

The more interesting aspect of the ruling concerns the portion of the rule that actually already went into effect on July 1, 2024, which raised the “white collar” minimum to $844/week ($43,888/year) and the HCE minimum to $132,964/year. Even though this increase has already been the law for four-and-a-half months, because the DOL rule was vacated it is to be treated by courts as if it never went into effect because the DOL lacked the authority to implement it in the first place. Thus, any employers who adjusted their pay practices to comply with the July 1 increase are no longer bound by law to keep those adjustments in place (though trying to “unring the bell” may prove very difficult and harm employee morale). Those employers who never made an adjustment and were technically violating federal law, meanwhile, just lucked into a “get out of jail free” card.

While it is widely expected that the DOL will file an appeal with the Fifth Circuit Court of Appeals, it is largely believed that any such appeal will be dropped once President-Elect Trump takes office in two months, and in any event the prospects for DOL success at the Fifth Circuit are slim.

After this ruling, what should employers do next, if anything? Even though this salary threshold rule appears dead, employers would still be well-advised to perform an audit of their classification of employees as exempt from overtime because the requirement that exempt employees meet certain job duties remains intact. And if an exempt employee does not satisfy the job duties requirement of at least one exemption under the Fair Labor Standards Act, it does not matter how much they are paid or whether they are paid on a salary basis. Plus, it is possible that the Trump Administration issues a revised rule with a lower increase in the threshold like in 2019 when the DOL implemented the current $35,568/year threshold after courts blocked the Obama Administration’s attempt to nearly double the previous threshold to $47,476.

Shannon Gatlin (Board Certified in Labor & Employment Law by the Texas Board of Legal Specialization) and the rest of the Employment Law Practice Group at Cokinos | Young continue to monitor legal challenges to other controversial employment law rules issued under the Biden Administration and stand ready to assist with your employment law needs, including audits of exempt classifications and pay practices.

J. Shannon Gatlin

About Cokinos | Young

Cokinos | Young has led Texas construction and real estate law for over three decades. And today, our 100+ dedicated professionals operate coast to coast and proudly handle all aspects of construction law for owner/developers, project managers, general contractors, design professionals, subcontractors, sureties, and lenders. We provide both dispute resolution and transactional services to clients through all phases of commercial, industrial, pipeline, offshore, civil, and residential construction. Our reputation was built on relentless commitment to client service and the industries we serve, and that remains our primary driver. Dedicated. Resilient. Expertise. That’s Cokinos | Young. Learn more at cokinoslaw.com.

Five Things You Always Wanted to Know about Mechanic’s Liens in Texas (but were afraid to ask)

Houston Principal David Tolin and Attorney Ray Dennison wrote the following article for the November edition of Construction News magazine. David and Ray explore how, in the construction industry, knowing which tools to use is essential—and one of the most powerful legal tools for Texas contractors, subcontractors, and suppliers is the Mechanic’s and Materialmen’s Lien, a mechanism that secures payment by placing a lien on a property until all debts are resolved.

In the construction world, we are familiar with tools. From a simple hammer and nail to more complex technologies like compressors and cranes, it is critical to know how to use the necessary tools and when. One of the most important tools in the belt of every construction contractor, subcontractor, or supplier in Texas is the right to assert a Mechanic’s and Materialmen’s Lien in the event of non-payment.

As most in the industry are aware, such liens are a valuable legal tool to ensure that property owners pay their debts to those who complete work for them. A properly filed lien claim encumbers the owner’s property and allows the claimant to seek judicial relief from a court to foreclose against that property. There are a variety of different liens that apply to different kinds of property; historically in Texas, for example, liens were even used by saddle makers and repairmen. In fact, those saddle makers were exactly whom the drafters of the Texas Constitution had in mind when they built lien rights for materialmen, craftsmen, and artisans directly into our state’s constitution. For the purposes of this article, we will focus on mechanic’s liens afforded by Chapter 53 of the Texas Property Code, which are liens that may be asserted against improvements constructed on real property in Texas.

The complex nature of the Texas lien statute can make even the most straightforward questions difficult to answer. And like most questions that seem simple on the surface, it can be embarrassing to ask when everyone else already seems to know the answer. However, spoiler alert: many people get many things wrong when it comes to asserting lien claims. Below, we highlight a handful of commonly asked questions and mistakes.

Do I need a written contract to claim a lien?

Generally speaking, no. A contract is required to assert a lien claim, but that contract need not always be in writing. Although the law requires a valid written contract between the parties when placing a lien on homestead property, oral and even implied contracts can be enough to substantiate a lien on other types of property. The existence of a contract is not the only prerequisite to a valid lien, of course, but the good news is a formal written contract is not always required.  

Are the deadlines for notice and filing based on the dates of performance or invoice dates?

The Texas lien statute requires claimants to satisfy various conditions to assert lien claims. These conditions may include deadlines to i) notify others of unpaid amounts, or ii) file a sworn affidavit asserting the claim. Deadlines vary depending on various factors, but missing a deadline is almost always fatal to a lien claim.

Unfortunately, many people miscalculate deadlines. Per the statute, most notice and filing deadlines are calculated from the date that unpaid work was actually performed—not the date of invoicing. This distinction seems simple, but it trips up a lot of claimants. Consider the scenario where a contractor waits to bill for Change Order work until the Change Order is finally approved and executed. While it makes sense, logically, that a lien would not be asserted before an invoice is even issued, the statute ignores payment terms, invoice dates, and other commercial arrangements and focuses exclusively on when the work was actually performed.

It is critical to keep track of performance dates for all work and ensure strict compliance with statutory timing requirements. This is also true for projects involving milestone payments. Even if the agreement is for work to be paid at specific milestones, or perhaps even billed at completion, strict adherence to statutory deadlines is required. Otherwise, a lien claim may be lost before the agreed time for payment has even arrived.

What qualifies as completion?  

The Texas lien statute calculates other deadlines from the date of completion. For example, project owners are required to retain 10% from payments to their contractors as a reserved fund for the benefit of downstream subcontractors. At a minimum, those funds should be held until thirty days after completion of the work. But, as all construction professionals know, “completion” can itself be a nebulous concept. Is it Substantial Completion, Final Completion, or something else?

Texas courts have been consistent in their interpretation of deadlines referring to completion of the work: completion occurs at final completion, not substantial completion. It is not partially or mostly done, it is completely done. Also, certificates of completion are not always dispositive. If the original scope of work is not complete, a certificate of completion from the project architect will not change that fact.

Punch list work can muddy the waters. When trying to determine when the clock started to file a lien claim, many contractors wonder whether punch work extends the clock or not. The answer to that question will always be fact-intensive, but the standard rule of thumb is that “true” punch work (i.e., unperformed original scope) will extend the deadlines, while warranty work (i.e., correction of original scope) will not.

Can you waive lien rights in a contract?

The answer to this question is a resounding “NO.” Even though some project owners still try to include broad, preemptive lien waivers in their contracts, the statute itself says that contractual agreements to waive lien rights are invalid and unenforceable. It’s important to note, however, that this is not necessarily the case for all types of liens. At least one court in Texas has held that mineral liens (which are a different class of lien entirely) can be waived in advance by agreement.

If you make an error in your lien affidavit, can you fix it?

As attorneys like to say: “It depends.” If an error is made in a lien affidavit and not caught prior to filing, a new or revised/supplemental affidavit is the only way to fix it. But, because lien filing deadlines are strictly enforced, courts will not entertain a corrected filing after the original lien filing deadline has passed. Thus, a claimant may refile as long as the corrected affidavit would be timely under the statute, but if time has run out, the claimant is out of luck.

About Cokinos | Young

Cokinos | Young has led Texas construction and real estate law for over three decades. And today, our 100+ dedicated professionals operate coast to coast and proudly handle all aspects of construction law for owner/developers, project managers, general contractors, design professionals, subcontractors, sureties, and lenders. We provide both dispute resolution and transactional services to clients through all phases of commercial, industrial, pipeline, offshore, civil, and residential construction. Our reputation was built on relentless commitment to client service and the industries we serve, and that remains our primary driver. Dedicated. Resilient. Expertise. That’s Cokinos | Young. Learn more at cokinoslaw.com.

Cokinos | Young Nationally Ranked Tier 1 Law Firm in 2025 Best Law Firms®

Cokinos | Young is pleased to announce that the firm has been recognized in the 2025 edition of Best Law Firms®, ranked by Best Lawyers®, for the 15th consecutive year. Cokinos is listed nationally in 3 practice areas and regionally in 13 practice areas.

Firms included in the 2025 Best Law Firms® list are recognized for professional excellence with persistently impressive ratings from clients and peers. To be considered for this milestone achievement, at least one lawyer in the law firm must be recognized in the 2025 edition of The Best Lawyers in America®.

The Best Lawyers in America® recognizes the top four percent of practicing attorneys in the United States. Cokinos | Young has thirty lawyers listed in The Best Lawyers in America as well as New Jersey/New York Principal Robbie MacPherson has been named 2025 “Lawyer of the Year” – Travis M. Brown, Craig H. Clendenin, Gregory M. Cokinos, Stephanie H. Cook, Taylor V. Cooksey, Stanley W. Curry, Chance K. Decker, Jay K. Farwell, J. Parker Fauntleroy, W. Patrick Garner, Charles W. Getman, Anthony T. Golz, John L. Grayson, Gabriel S. Head, Michael B. Hiddemen, Philip M. Kinkaid, Beau E. LeBlanc, Dana Livingston, Robert J. MacPherson, Shelly D. Masters, Stephanie L. O’Rourke, Craig E. Power, Russell W. Smith, Darrell W. Taylor, Roger D. Townsend, Christopher C. WanJohn C. Warren, Peter B. Wells IV, Patrick J. Wielinski, Marc A. Young.

Ranked firms, presented in tiers, are listed on a national and/or metropolitan scale. Receiving a tier designation reflects the high level of respect a firm has earned among other leading lawyers and clients in the same communities and the same practice areas for their abilities, their professionalism and their integrity.

Cokinos | Young received the following rankings in the 2025 Best Law Firms®:

  • National Tier 1
    • Construction Law
    • Litigation – Construction
  • National Tier 2
    • Appellate Practice
  • Metropolitan Tier 1
    • Austin
      • Commercial Litigation
      • Construction Law
      • Litigation – Construction
    • Dallas/Fort Worth
      • Construction Law
      • Insurance Law
      • Litigation – Construction
      • Litigation – Insurance
    • Houston
      • Appellate Practice
      • Construction Law
      • Litigation – Construction
      • Personal Injury Litigation – Defendants
    • San Antonio
      • Commercial Litigation
      • Construction Law
      • Litigation – Construction
  • Regional Tier 2
    • Austin
      • Appellate Practice
    • Houston
      • Bankruptcy and Creditor Debtor Rights / Insolvency and Reorganization Law
      • Commercial Litigation
      • Corporate Law
      • Real Estate Law
    • New Jersey
      • Litigation – Construction
  • Regional Tier 3
    • Houston
      • Admiralty & Maritime Law
      • Litigation – Bankruptcy
      • Product Liability Litigation – Defendants
    • New Jersey
      • Construction Law

ABOUT COKINOS | YOUNG

Cokinos | Young has led Texas construction and real estate law for over three decades. And today, our 100+ dedicated professionals operate coast to coast and proudly handle all aspects of construction law for owner/developers, project managers, general contractors, design professionals, subcontractors, sureties, and lenders. We provide both dispute resolution and transactional services to clients through all phases of commercial, industrial, pipeline, offshore, civil, and residential construction. Our reputation was built on relentless commitment to client service and the industries we serve, and that remains our primary driver. Dedicated. Resilient. Expertise. That’s Cokinos | Young. Learn more at cokinoslaw.com.

ABOUT BEST LAW FIRMS®

Best Law Firms®, ranked by Best Lawyers® and respected for over 14 years, is the most credible ranking of exceptional law firms globally. It is rooted in a rigorous, peer-to-peer, industry-driven evaluation. A ranking from Best Law Firms signifies a high-quality practice and a breadth of legal expertise. Ranked firms, presented in three tiers, are recognized on a national and metropolitan scale, providing legal professionals with an elevated stature from the Best Law Firms recognition.

ABOUT BEST LAWYERS®

Best Lawyers® is the oldest and most respected peer-review research and accolades company in the legal profession. Best Lawyers compiles extensive recognitions by conducting exhaustive peer-review surveys in which tens of thousands of leading lawyers confidentially evaluate the work of their fellow legal professionals within their local market and specialty. Lawyers are not required or allowed to pay a fee to be listed; therefore, recognition by Best Lawyers is considered a singular honor.

Parker Fauntleroy and Jude des Bordes Secure Complete Win in High-Stakes Injury Trial

Parker Fauntleroy and Jude des Bordes recently concluded a jury trial in Harris County wherein they defended a Houston-based infrastructure construction company in an serious accident case. The plaintiff alleged she suffered severe injuries as a result of the accident requiring multiple surgeries. She also alleged she suffered permanent physical impairment, permanent disfigurement and ongoing serious past and future physical pain and mental anguish and demanded the jury return a verdict of over $1,100,000.  After closing arguments, the jury returned a defense verdict in favor of the company and awarded the plaintiff no damages.

Congratulations on a great win for a deserving client.

About Cokinos | Young

Cokinos | Young has led Texas construction and real estate law for over three decades. And today, our 100+ dedicated professionals operate coast to coast and proudly handle all aspects of construction law for owner/developers, project managers, general contractors, design professionals, subcontractors, sureties, and lenders. We provide both dispute resolution and transactional services to clients through all phases of commercial, industrial, pipeline, offshore, civil, and residential construction. Our reputation was built on relentless commitment to client service and the industries we serve, and that remains our primary driver. Dedicated. Resilient. Expertise. That’s Cokinos | Young. Learn more at cokinoslaw.com.

Cokinos | Young Secures Client Victory in High-Stakes $15 Million Vehicular Accident Trial

Parker Fauntleroy, Peter Wells and Jude des Bordes recently concluded a 2 ½ week long jury trial in Harris County wherein they defended a Houston-based construction company in a  serious vehicular accident case involving two large commercial motor vehicles, a dump truck and plaintiff’s 18 wheeler.  The plaintiff alleged he suffered severe injuries as a result of a motor vehicle accident with the company’s commercial motor vehicle, requiring neck fusion, multi-level back fusion, shoulder surgery and knee surgery and incurring past medical bills over $1,200,000.  Plaintiff also alleged a head injury, permanent physical impairment, ongoing serious past and future physical pain and mental anguish and demanded the jury return a verdict of over $15,000,000.  After closing arguments, the jury returned a defense verdict in favor of the company and awarded the plaintiff no damages.

Congratulations on a great win for a deserving client.


About Cokinos | Young

Cokinos | Young has led Texas construction and real estate law for over three decades. And today, our 100+ dedicated professionals operate coast to coast and proudly handle all aspects of construction law for owner/developers, project managers, general contractors, design professionals, subcontractors, sureties, and lenders. We provide both dispute resolution and transactional services to clients through all phases of commercial, industrial, pipeline, offshore, civil, and residential construction. Our reputation was built on relentless commitment to client service and the industries we serve, and that remains our primary driver. Dedicated. Resilient. Expertise. That’s Cokinos | Young. Learn more at cokinoslaw.com.

Victory on Tap: Baileson Brewing Triumphs in High-Stakes Legal Battle

In a significant legal victory, Houston Principal Cory Curtis, successfully defended Baileson Brewing Company in a nearly two-year dispute with its landlord. The landlord sought to evict Baileson for “short paying” rent in early 2024, following a disagreement over the rental rate in a 12-year lease. After a “baseball arbitration” favored Baileson’s rent proposal, the landlord refused to pay costs and sought eviction. A Houston jury unanimously ruled in Baileson’s favor, allowing the brewery to remain in business and recover attorney’s fees and costs. With the business saved, Baileson couldn’t be happier!

The Bailison team shared on Instagram, “We want to send a special shout out to our attorney, Cory Curtis with Cokinos Young. We could not have asked for a better advocate for our business, as it has been evident from the start that he truly understood what the pub means to us and our patrons. Devoted to protecting our rights as a tenant, Cory and his colleagues fought (and continue to fight) on our behalf… 5 stars, highly recommended!”


Cory Curtis
led the trial team and was assisted at trial by Houston paralegal, Todd White. Taylor Cooksey and Anthony Golz provided assistance along the way.

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