Mechanics Lien Deadlines by State
A mechanics lien (also called a construction lien) is a claim against real property that secures payment for labor or materials used to improve it. Contractors, subcontractors, suppliers and sometimes design professionals can use a lien when they are not paid. The lien attaches to the property itself, so it can block a sale or refinance until it is resolved.
50 states and DC compared. Last checked .
At a glance
- Deadline to record lien: range
- 45 days to 200 days
- Across the 40 jurisdictions with a single statewide figure.
- Preliminary notice required
- 43 of 49
- States and DC where the answer is yes or yes in some cases.
Compare mechanics lien deadlines
Lien rights exist only by statute, and each state sets its own deadlines. A claimant usually has to record the lien within a set time after last furnishing labor or materials, may have to send a notice early in the job or shortly before filing, and must then sue to enforce the lien within another set period. Missing any of these steps can end the lien right. This guide compares those deadlines and links each one to its statute.
51 of 51 shown
| Deadline to enforce lien | Sources | |||
|---|---|---|---|---|
| ALAlabama | 6 months (original contractor) | Yes in some cases (pre-filing notice, non-prime claimants) | 6 months after the debt maturesThe action must be commenced within six months after the entire debt secured by the lien becomes due. | |
| AKAlaska | 120 days | No (notice of right to lien is optional) | 6 months after recordingCan be extended once by recording an extension notice within the original six months. | |
| AZArizona | 120 days after completion | Yes (preliminary 20-day notice) | 6 months after recordingA notice of pendency of action (lis pendens) must also be recorded. | |
| ARArkansas | 120 days | Yes in some cases (residential, commercial subs) | 15 months after filing the lienA lis pendens must also be filed within that time. | |
| CACalifornia | 90 days after completion | Yes (preliminary notice) | 90 days after recordingCan be extended by a recorded credit agreement, but never past one year after completion. | |
| COColorado | 4 months | Yes (notice of intent 10 days before filing) | 6 months after last work or completionA notice that the action was commenced must also be recorded within that time. | |
| CTConnecticut | 90 days | Yes in some cases (notice of intent, some subs) | 1 year after recordingA lis pendens must also be recorded; the period can run to 60 days after a reduction or discharge hearing, if later. | |
| DEDelaware | 180 days (prime contractor) | No | Statement of claim is filed as a court actionThe statement of claim is filed with the Superior Court Prothonotary, may serve as the complaint, and proceeds by writ of scire facias. | |
| DCDistrict of Columbia | 90 days after completion or termination | No | 180 days after recording the notice of intentA notice of pendency of action must be recorded within 10 days of filing suit. | |
| FLFlorida | 90 days after final furnishing | Yes in some cases (notice to owner, non-privity lienors) | 1 year after recordingThe owner can shorten this by filing a notice of contest of lien. | |
| GAGeorgia | 90 days | Yes in some cases (notice to contractor) | 365 days after filing the lienA notice of filing the action must also be filed within 30 days after the action starts. | |
| HIHawaii | 45 days after date of completion | Not listed | 3 months after the order directing the lien to attach | |
| IDIdaho | 90 days | Yes in some cases (residential disclosure) | 6 months after filing the claimCan run from a later payment or credit extension if endorsed on the lien record. | |
| ILIllinois | 4 months (against third parties) | Yes in some cases (90-day notice, subcontractors) | 2 years after completionCounted from completion of the contract or of extra work. | |
| INIndiana | 90 days | Yes in some cases (owner-occupied homes) | 1 year after recordingOr after a credit expires, if a credit is given. | |
| IAIowa | 90 days for priority (2 years 90 days at most) | Yes in some cases (residential subcontractors) | 2 years after the 90-day period | |
| KSKansas | 4 months (contractor) | Yes in some cases (residential) | 1 year after filing the lien statementIf a promissory note is attached instead of an itemized statement, 1 year from the note's maturity. | |
| KYKentucky | 6 months after last work or materials | Yes in some cases (notice of intent, subs and suppliers) | 12 months after filing the lien statementAn extra 6 months applies if the debtor dies, counted from the personal representative's qualification. | |
| LALouisiana | 60 days after notice of termination or completion | Yes in some cases (e.g. suppliers to subs) | 1 year after filing the statementThe claim or privilege is extinguished if no action is filed against the owner within one year after the statement is filed. | |
| MEMaine | 90 days after last work (no owner contract) | No | 120 days after last workThe action is filed in Superior Court or District Court in the county where the property is located. | |
| MDMaryland | 180 days after work finished | Yes in some cases (subcontractors, within 120 days) | 1 year after the petition is filedWithin that year the claimant files a petition to enforce in the lien proceedings. | |
| MAMassachusetts | 90 days (notice of contract), 120 days (statement) | Yes in some cases (lower-tier subs) | 90 days after filing the statement of accountThe lien is dissolved unless a civil action is commenced within that period. | |
| MIMichigan | 90 days after last work or materials | Yes in some cases (notice of furnishing, subs and suppliers) | 1 year after recording the claim of lien | |
| MNMinnesota | 120 days after last work or materials | Yes in some cases (exceptions for large projects) | 1 year after last item on the lien statementAsserted by filing a complaint or answer with the court administrator. | |
| MSMississippi | 90 days after last work or materials | Yes in some cases (not in privity with contractor) | 180 days after filing the lienA payment action against the party the claimant contracted with must be filed within 180 days, or the lien expires and is void. | |
| MOMissouri | 6 months after the debt accrues | Yes (owner notice; 10-day notice for others) | 6 months after filing the lien | |
| MTMontana | 90 days after final furnishing | Yes in some cases (most non-original contractors) | 2 years after filing the lien | |
| NENebraska | 120 days after final furnishing | No (optional notice of right to assert lien) | 2 years after recordingAfter a written demand from the owner or another interested person, the claimant has 30 days to sue or record an affidavit that the contract price is not yet due, or the lien lapses. | |
| NVNevada | 90 days after completion or last work | Yes in some cases (not prime contractors or laborers) | 6 months after recording the notice of lienCan be extended once by a recorded written agreement with the owner. | |
| NHNew Hampshire | 120 days, secured by attachment | Yes in some cases (subcontractors) | 120 days after last work (by attachment)The writ and return must state that the attachment secures the lien. | |
| NJNew Jersey | 90 days after last work (120 days residential) | Yes in some cases (residential: Notice of Unpaid Balance) | 1 year after last work (30 days after demand)Whichever comes first; filed in Superior Court in the county where the property is located. | |
| NMNew Mexico | 120 days (original contractor), 90 days (others) | Yes in some cases (some claims over $5,000) | 2 years after the lien is filedEnforcement proceedings in court or binding arbitration must begin within that period. | |
| NYNew York | 8 months after completion (4 months single family) | No | 1 year after filing the notice of lienExtendable for 1 year by filing an extension (court order only for single family dwellings). | |
| NCNorth Carolina | 120 days after last furnishing | Yes in some cases (lien agent, $40,000+ projects) | 180 days after last furnishingCounted from the last furnishing of labor or materials at the site, not from filing. | |
| NDNorth Dakota | 90 days after contribution is done | Yes (notice of intent 10 days before recording) | 3 years after recording (30 days after demand)Suit and lis pendens are due within 30 days after the owner delivers and files a written demand. | |
| OHOhio | 75 days (60 days for 1 to 2 family homes) | Yes in some cases (if notice of commencement recorded) | 6 years after filing (60 days after notice to sue)If an owner or other interested party serves a notice to commence suit, the lien is void unless suit is filed within 60 days after service. | |
| OKOklahoma | 4 months (90 days for subcontractors) | Yes in some cases (pre-lien notice, most non-contractors) | 1 year after filing the lien | |
| OROregon | 75 days | Yes in some cases (not hired by the owner) | 120 days after filing the claim of lienIf extended credit is stated in the claim, 120 days after it expires, but never more than 2 years after filing. | |
| PAPennsylvania | 6 months after completion of work | Yes in some cases (30-day notice of intent, subs) | 2 years after filing the claimA verdict or judgment must be obtained within 5 years after the claim is filed. | |
| RIRhode Island | 200 days | Yes in some cases (contractors hired by the owner) | 40 days after recording the notice of intentionBoth the complaint and the notice of lis pendens must be filed within the 40 days. | |
| SCSouth Carolina | 90 days | Yes in some cases (lower tiers, notice of commencement) | 6 months after last furnishingSuit must be commenced and a notice of pendency filed within 6 months after the claimant ceases to furnish labor or materials. | |
| SDSouth Dakota | 120 days | Yes in some cases (notice of commencement projects) | 6 years after last item (30 days after demand)Suit must be brought within 6 years after the last item in the lien statement, or within 30 days after the owner, owner's agent or contractor serves a written demand to sue. | |
| TNTennessee | 90 days after completion | Yes in some cases (remote contractors) | 1 year after completion (prime contractor)The lien continues until final decision of a suit properly brought within that year. | |
| TXTexas | 15th day of 4th month (3rd for residential) | Yes in some cases (claimants other than original contractor) | 1 year after the last day to file the affidavitCan be extended to 2 years by a recorded written agreement with the record owner. | |
| UTUtah | 180 days after final completion | Yes (within 20 days of starting work) | 180 days after recording the lienA notice of pendency of the action must also be recorded within that time, or the lien is void. | |
| VTVermont | 180 days after last payment came due | Yes in some cases (subs and suppliers) | 180 days after filing the notice of lienIf payment is not yet due at filing, 180 days after it becomes due. | |
| VAVirginia | 90 days from end of month of last work | Yes in some cases (some 1 to 2 family homes) | 6 months after recording or 60 days after completionWhichever time occurs last. | |
| WAWashington | 90 days | Yes in some cases (most suppliers, with exceptions) | 8 months after recordingThe action must be filed in superior court within 8 calendar months and served on the owner within 90 days of filing. | |
| WVWest Virginia | 100 days | Not listed | 6 months after recording the noticeAn action filed by one lienor preserves the liens of others on the same property, who may intervene. | |
| WIWisconsin | 6 months after last work or materials | Yes in some cases (most residential projects) | 2 years after filing the claim | |
| WYWyoming | 150 days (contractors), 120 days (others) | Yes | 180 days after filing the lien statement |
General information, not legal advice. Laws change, and cities can add their own rules, so check the current statute before you rely on it.
What this means in practice
Deadlines often differ by role. The period for a general contractor who dealt directly with the owner can be different from the period for a subcontractor or supplier, and residential projects can have their own rules. Check which category fits before relying on a single number.
The event that starts the clock matters as much as the length of the period. Depending on the statute, it can be the last day labor or materials were furnished, completion of the project, or the recording of a notice of completion or commencement by the owner. Keeping dated records of the last work performed helps establish the start date.
Recording a lien is not the end of the process. If the debt is not paid, the claimant generally has to file a lawsuit to foreclose the lien within the enforcement period, or the lien expires. When the debt is paid, the owner will usually want a signed lien release recorded so the title is clear.
Mechanics Lien Deadlines: state by state
- Alabama
- Alaska
- Arizona
- Arkansas
- California
- Colorado
- Connecticut
- Delaware
- District of Columbia
- Florida
- Georgia
- Hawaii
- Idaho
- Illinois
- Indiana
- Iowa
- Kansas
- Kentucky
- Louisiana
- Maine
- Maryland
- Massachusetts
- Michigan
- Minnesota
- Mississippi
- Missouri
- Montana
- Nebraska
- Nevada
- New Hampshire
- New Jersey
- New Mexico
- New York
- North Carolina
- North Dakota
- Ohio
- Oklahoma
- Oregon
- Pennsylvania
- Rhode Island
- South Carolina
- South Dakota
- Tennessee
- Texas
- Utah
- Vermont
- Virginia
- Washington
- West Virginia
- Wisconsin
- Wyoming
Frequently asked questions
What happens if a mechanics lien is filed late?
A lien recorded after the statutory deadline is generally invalid, and the owner can ask a court to remove it. The claimant may still be able to sue on the contract for payment, but without the security of a lien on the property.
What is a preliminary notice?
A preliminary notice (sometimes called a notice to owner or notice of furnishing) tells the property owner, and often the lender and general contractor, that a party is supplying labor or materials to the project. Some states instead, or also, require a notice of intent to lien a set number of days before the lien is filed. In this guide, both kinds count as a notice required before filing. Where a state requires one, failing to send it on time can limit or remove the right to file a lien.
Who can file a mechanics lien?
Statutes typically allow contractors, subcontractors, laborers and material suppliers who improve real property to claim a lien. Whether more remote suppliers, equipment lessors or design professionals qualify depends on the state statute.
How long does a mechanics lien last?
A recorded lien does not last forever. The claimant must start a lawsuit to foreclose the lien within the enforcement period set by statute, and if no suit is filed in time the lien generally expires and can be removed from the record.
How is a mechanics lien removed once the debt is paid?
The claimant signs and records a lien release or satisfaction. Many states also let an owner remove a lien by posting a bond, or by court order if the lien is invalid or expired.
Which states have the highest and lowest deadline to record lien?
Among the 40 jurisdictions with a single statewide figure, deadline to record lien ranges from 45 days (Hawaii) to 200 days (Rhode Island). The most common figure is 90 days (20 jurisdictions). Check each state's page for exceptions.
Preliminary notice required: which states say yes?
Of the 49 jurisdictions we checked, the answer is yes in 7 jurisdictions, in some cases in 36, no in 6. Yes: Arizona, California, Colorado, Missouri, North Dakota, Utah and Wyoming. In some cases: Alabama, Arkansas, Connecticut, Florida, Georgia, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Montana, Nevada, New Hampshire, New Jersey, New Mexico, North Carolina, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee, Texas, Vermont, Virginia, Washington and Wisconsin.