Initial skills documentation — 25 categories, all SKILL.md + references + scripts

2026-07-15 17:42:20 -04:00
commit 1b4fcd4427
976 changed files with 188344 additions and 0 deletions
@@ -0,0 +1,70 @@
+# Texas Mechanic's Lien — Quick Reference
+
+## Authority: Texas Property Code Chapter 53
+
+## Who Can File
+- **Original Contractor (GC):** Direct contract with owner — no pre-lien notice required
+- **Subcontractor:** Hired by GC — must send pre-lien notice within 15 days
+- **Material Supplier:** Must send notice if not under direct contract with owner
+- **Laborer:** Eligible with simplified notice
+- **Design Professional:** Architect/engineer — written notice required if not under direct contract
+
+## Who CANNOT File
+- Unlicensed contractors (Texas Occupations Code Ch. 1301/1305/1306)
+- Remote suppliers (suppliers to suppliers — too far from the project)
+- Finance-only parties (lenders, banks with no construction involvement)
+
+## Critical Deadlines
+| Role | File Lien By | Statute |
+|------|-------------|---------|
+| **GC** | 15th day of 4th month after month of completion | § 53.052 |
+| **Sub/Supplier** | 15th day of 3rd month after month of completion | § 53.052 |
+| **Foreclosure suit** | Within 1 year of last day to file | § 53.158 |
+
+All deadlines count from MONTH of project completion, not day. Example: completion in March → GC deadline is July 15.
+
+## Pre-Lien Notices
+| Scenario | Deadline | Consequence if Missed |
+|----------|----------|----------------------|
+| Sub notice to owner (commercial) | Within 15 days of first furnishing | Lien limited to retainage |
+| Sub monthly notice (residential) | By 15th of 2nd month after work month | Complete loss of lien rights |
+| Notice of filed affidavit | Within 5 days of filing | Lien invalid against owner |
+| Homestead written contract | Before work, signed by both spouses | Lien void |
+
+## Homestead
+- Art. XVI § 50 of Texas Constitution
+- Written contract required, signed by both spouses
+- Lien must state: "This is a lien on homestead"
+- 3-year redemption period after foreclosure sale
+- Avoid for claims under $25K
+
+## No Lien on Public Projects
+Use bond claims instead:
+- **McGarr Act** (TX Gov't Code Ch. 2253): 90-day notice, 1-year suit
+- **Miller Act** (40 USC §§ 3131–3134): federal projects
+
+## FDCPA / DRE Restrictions
+- **DRE cannot file liens directly** — UPL + FDCPA violation
+- DRE can send pre-lien notices (factual, template-based, with Mini-Miranda)
+- Actual lien filing requires licensed Texas construction attorney
+- Wrongful lien damages: TX Prop. Code § 53.152 — actual + fees + up to $10K exemplary
+
+## Tier 2.5 Workflow (DRE Recovery Progression)
+1. **Phase A (DRE-led):** Pre-lien notice via certified mail to owner + GC + lender
+2. **Phase B (Attorney-led):** Refer to construction attorney for lien affidavit filing
+3. **Phase C (Monitor):** If no payment, escalate to foreclosure if claim ≥ $10K
+
+## Minimum Thresholds
+- Pre-lien notice: **$1,000**
+- Lien filing: **$2,500**
+- Foreclosure: **$10,000**
+
+## Key Cases
+| Case | Holding |
+|------|---------|
+| *First Nat'l Bank v. Whirlpool Corp.*, 517 S.W.2d 262 | Relation-back: lien priority dates to visible commencement of work |
+| *McCollough v. Johnson, Rodenburg & Lauinger*, 637 F.3d 939 | FDCPA applies to time-barred debt threats |
+| *H&M Steel, LLC v. HRR Asset Mgmt*, 2015 | Strict enforcement of lien deadlines |
+
+**Full report:** `/root/Texas_Mechanics_Lien_Research_Report.md`
+**Compliance manual section:** `DRE_Compliance_Manual.md` § 22 — Mechanic's Lien & Bond Claims (Tier 2.5)