TX mechanic's lien discharge bonds.
Clear the title. Keep moving.

A mechanic's lien freezes everything it touches — closings, refinances, draws. A bond to indemnify against the lien swaps the surety's guarantee for the property, so the lien is discharged from the title. Flat 2%, 48-hour underwriter response.

✓

Discharges the lien without paying the claim — you keep every defense you have

✓

Texas sets the bond at double the lien (or 1½× over $40K) under Property Code §53.172

✓

Same rate for everyone — 2% flat, posted, no leverage games when you're in a hurry

48 hrsunderwriter responseA-ratedA.M. Best carriers$50Maggregate capacity

Trusted by industry leaders

How it works

From frozen title to discharged lien.

Every day the lien sits on the title costs you leverage, interest, or a closing date. Here's the entire process:

TODAY · 5 MINUTES

Apply + send the lien documents

The application plus a copy of the recorded lien affidavit and any court documents — that's the file. Send documents to underwriting right after you submit; everything is reviewed together.

WITHIN 48 HOURS

A human underwrites it

A licensed underwriter reviews the lien, the dispute, and your file. Larger or heavily contested liens can require financials — you'll get one checklist, once.

ON APPROVAL

File & discharge

The executed bond is filed with the county clerk where the property sits, notice issues to the lien claimants, and your closing, refinance, or draw schedule starts moving again.

The whole pricing page.

Bond amount × 2% = your premium, one-time, $100 minimum. Texas sets the bond at double a lien of $40,000 or less — a $20,000 lien means a $60,000 bond, $1,200.

$20,000 lien → $60K bond

$1,200

$100,000 lien → $150K bond

$3,000

$500,000 lien → $540K bond

$10,800

About this bond

What it is and who needs it.

What a discharge bond actually does

When a contractor, sub, or supplier records a mechanic's lien affidavit, the property itself becomes their security. Until it's resolved, title companies won't close, lenders won't fund, and draws stop. Texas Property Code lets you swap the property out and a surety bond in — a “bond to indemnify against the lien.”

The lien is then discharged from the real estate. The dispute itself continues — bonding off a lien is not paying it and not admitting it's valid. If the claimant ultimately proves the claim, the bond pays; if they don't, it expires with the dispute.

That makes this the rare bond bought for leverage: you stop negotiating with your closing date held hostage and start negotiating on the merits of the claim.

Texas Property CodeTexas Property Code §53.171 lets any person file a bond to indemnify against a recorded mechanic's lien, discharging it from the property. Under §53.172 the bond is double the amount of the liens — or, once the liens exceed $40,000, the greater of 1½ times the liens or $40,000 plus the liens. It's filed with the county clerk where the property is located. Your attorney handles the filing; we handle the bond.

You need this bond if you're

✓

A property owner with a lien blocking a sale, refinance, or construction loan draw

✓

A general contractor whose sub's lien is jamming the owner relationship — many GC contracts require you to bond liens off

✓

A developer who needs clean title on a schedule the dispute won't respect

✓

Disputing the lien itself — bonding it off preserves every defense while freeing the property

Five minutes, plus your lien documents.

Submit the application, then send the recorded lien affidavit and any court documents to underwriting — a licensed underwriter reviews the full file and responds within 48 hours.

Start the application →

FAQ

Common questions.

Does bonding off the lien pay the contractor?No. The bond substitutes for the property as security — nothing is paid to the claimant when the bond is filed. The underlying dispute continues exactly as before, except your title is clean. If the claimant eventually proves the claim in court, the bond responds; if not, it doesn't.

How is the bond amount set?By statute. Under Texas Property Code §53.172 the bond is double the amount of the liens it covers; once the total liens exceed $40,000, it's the greater of 1½ times the liens or $40,000 plus the liens. Your attorney will state the exact figure — use that number in the application.

How much does it cost?A flat 2% of the bond amount, one time, $100 minimum. A $150,000 bond runs $3,000. The rate is posted and identical for everyone — no surge pricing because you have a closing on Friday.

How fast can this happen?Submit the application and the lien/court documents today, and a licensed underwriter responds within 48 hours. Straightforward liens move fastest; large or heavily contested liens can take longer if financials are needed. The filing with the county clerk is then your attorney's same-day errand.

Will I need collateral or financials?It depends on the size of the lien and the shape of the dispute. Smaller, clearly documented liens are often approved from the application alone; larger or messier ones can require financial statements. Either way you'll get one checklist, once — and a soft credit check that never affects your score.

Does bonding off the lien mean admitting it's valid?No. Filing a bond to indemnify against the lien is expressly not an admission — you keep every defense, offset, and counterclaim you had. Most owners and GCs bond liens off precisely so they can fight them properly.

Related bonds

Other Texas bonds.

Get the lien off the title this week.

Five-minute application, flat 2%, underwriter response within 48 hours. Your attorney files; the project moves.

Start application

Your premium @ 2%$4,000

Apply now →