Labor provided on new residence under construction. Not a homestead at time of work provided. Owner refuses to pay remaining $15k citing false claim of improper install. Lien filed by me. Expires July 15th. Can lien be renewed before Jul 15? If so, is their special language for "renewal" of a lien affidavit? Or is filing suit before the lien expires the only option left to try to recover the debt?
There is no provision under Chapter 53 of the Texas Property Code (the Chapter that governs the propriety of mechanic's liens) for renewing or extending a mechanic's lien. However, it is possible that you may have a right to a Texas Constitutional mechanic's lien, which has no expiration deadline (aside from perhaps the four year statute of limitations for debt).
You really should retain a construction attorney to evaluate your legal situation and to provide advice. You need to make sure that your lien is proper and appropriate before you file suit.
Good luck.