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Mechanics Lien Deadlines in Mississippi

In Mississippi, a lien must be filed within 90 days after the claimant's last work or materials, claimants without a contract with the general contractor must give a 30-day notice (except on single-family residential work), and an action must be filed within 180 days after the lien is filed.

Last checked . General information, not legal advice.

Mississippi at a glance

Deadline to record lien
90 days after last work or materials
A copy must be sent to the owner (and the contractor, if the claimant is not the contractor) within 2 business days after filing.
Preliminary notice required
Yes in some cases (not in privity with contractor)
Notice to the contractor within 30 days after first delivery; does not apply to single-family residential construction.
Deadline to enforce lien
180 days after filing the lien
A payment action against the party the claimant contracted with must be filed within 180 days, or the lien expires and is void.

Sources

Last checked

The rules in Mississippi

How long does a contractor have to file a mechanics lien in Mississippi?

Deadline to record lien in Mississippi: 90 days after last work or materials. A copy must be sent to the owner (and the contractor, if the claimant is not the contractor) within 2 business days after filing.

Is a preliminary notice required before filing a mechanics lien in Mississippi?

Yes in some cases (not in privity with contractor). Preliminary notice required in Mississippi: yes in some cases (not in privity with contractor). Notice to the contractor within 30 days after first delivery; does not apply to single-family residential construction.

How long do you have to foreclose a mechanics lien in Mississippi?

Deadline to enforce lien in Mississippi: 180 days after filing the lien. A payment action against the party the claimant contracted with must be filed within 180 days, or the lien expires and is void.

Where do the Mississippi mechanics lien deadlines come from?

The rules above come from Miss. Code 85-7-405 and Miss. Code 85-7-407. Each source is linked on this page. We last checked them in October 2026.

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.

General information, not legal advice. Laws change, and cities can add their own rules, so check the current statute before you rely on it.