What is the standard of review for summary judgment in Texas?
This question has been addressed in 3 Texas court opinions:
EarnhartBuilt, LLC v. Preferred Materials, LLC, Procore Technologies, Inc., Express Lien, Inc. d/b/a Levelset, Michael Mann, and J. Earnhart, Inc.
COA05 — February 5, 2026
In EarnhartBuilt, LLC v. Preferred Materials, LLC, a materials supplier filed a lien to collect $17,000 for concrete delivered to a construction project. The property owner sued, claiming the lien was "fraudulent" under Texas Civil Practice and Remedies Code Section 12.002 because it was filed after the statutory deadline. The Dallas Court of Appeals analyzed the "knowledge" and "intent" requirements of the statute, distinguishing between a lien that is merely legally invalid and one that is fraudulent. The court held that because the underlying debt for the materials was legitimate, the supplier did not have the requisite "actual knowledge" of fraudulence at the time of filing, even if the lien was procedurally defective. The court affirmed summary judgment in favor of the supplier.
Litigation Takeaway
“A lien is not "fraudulent" simply because it is legally unenforceable or filed late. To recover statutory damages for a fraudulent lien, a party must prove the filer actually knew the lien was fraudulent—meaning a misrepresentation of the truth—at the moment of filing. If there is a bona fide underlying debt, technical or procedural failures will generally not trigger the severe penalties of the fraudulent lien statute.”
Kimberly Pickens v. Robert J. Hewitt
COA13 — January 29, 2026
In Pickens v. Hewitt, the estate of a woman who died of alcohol poisoning sued a commercial landlord, arguing the landlord had a duty to evict a tenant for overserving alcohol because the lease allowed for termination in the event of illegal acts. The Thirteenth Court of Appeals analyzed whether a landlord's contractual right to terminate a lease for law violations equates to 'actual control' over the premises under Texas liability principles. The court held that such a provision is intended to protect the landlord's interests, not to safeguard third parties, and affirmed summary judgment for the landlord, ruling he owed no legal duty to the deceased patron.
Litigation Takeaway
“A landlord’s contractual right to evict a tenant for illegal conduct does not create a legal duty to protect third parties from the tenant’s negligence. For family law practitioners, this provides a vital defense to shield a 'passive' spouse or a real estate holding entity from the operational liabilities and tort judgments arising from a business run by the other spouse.”
Privilege Underwriters Reciprocal Exchange v. Mankoff
SCOTX — February 13, 2026
In Privilege Underwriters Reciprocal Exchange v. Mankoff, the Texas Supreme Court addressed whether a 'windstorm' deductible applied to damage caused by a tornado when the insurance policy left the term undefined. The homeowners argued the term was ambiguous because separate statutes and media outlets often distinguish between tornadoes and general windstorms. The Court applied the 'plain meaning' rule, determining that a tornado is fundamentally a 'subtype' of windstorm characterized by high-velocity winds. The Court held that the term was unambiguous as a matter of law and reversed the appellate court, ruling that extrinsic evidence or specialized statutory definitions cannot be used to create 'false ambiguity' in an otherwise clear contract.
Litigation Takeaway
“Draft with extreme precision: Texas courts will apply the broad 'plain meaning' of undefined terms in MSAs and decrees, regardless of whether a creative argument or external statute suggests a narrower interpretation. If you want a specific asset or expense excluded from a general category, you must explicitly define that distinction within the four corners of the document.”