Mechanics Lien Deadlines by State (2026): A Remodeler's Calendar for All 50 States
How long a contractor hired by the homeowner has to record a mechanics lien in every state and DC, the notice that has to come first, and the deadline to sue, with a calculator from your last day of work.
Short answer: A remodeler hired by the homeowner has 60 days to 6 months or more after the last day of work to record a mechanics lien, depending on the state. Ohio, Indiana and Louisiana allow 60 days; Pennsylvania and Wisconsin allow 6 months. Then a separate clock runs to sue and enforce it, from 40 days in Rhode Island to 6 years in Ohio. Several states take the lien away entirely if a notice wasn't in the contract or given before work started.
Not legal advice. General information from each state's lien statute, checked Oct 29, 2026, for a contractor hired directly by the owner of an existing home. Dates are calendar arithmetic; some states move a deadline that lands on a weekend or holiday and some don't, and a recorded notice of completion or commencement can change the clock. Before you rely on a date, check with a construction attorney in your state.
Each day on site, dated
What's billed and when
In Clamp, each day on site saved with its date and hours, and the job's invoice schedule. Demo data.
Find your deadline
Tap a state or pick it from the list, then enter your last day of work on the job. See the last day to record the lien and the last day to sue to enforce it.
- Lien within 60 days or less (4)
- Lien within about 90 days (20)
- Lien within about 4 months (16)
- Lien within 6 months or more (11)
One kitchen, eight states
A remodeler's last day of work on a kitchen is Friday, November 20, 2026, and the homeowner still owes the final $12,000. No notice of completion was recorded. Here's the last day to record a lien, and the last day to sue on it, in the eight biggest states.
| State | Record by | Sue by |
|---|---|---|
| California 90 days after completion | Feb 18, 2027 | May 19, 2027 |
| Texas 15th of the 3rd month | Feb 15, 2027 | Feb 15, 2028 |
| Florida 90 days after last work | Feb 18, 2027 | Feb 18, 2028 |
| New York 4 months, single-family | Mar 20, 2027 | Mar 20, 2028 |
| Pennsylvania 6 months after completion | May 20, 2027 | May 20, 2029 |
| Illinois 4 months after completion | Mar 20, 2027 | Nov 20, 2028 |
| Ohio 60 days after last work | Jan 19, 2027 | Jan 19, 2033 |
| Georgia 90 days after completion | Feb 18, 2027 | Feb 18, 2028 |
Suit dates assume the lien is recorded on its last day. Texas moves a deadline that falls on a holiday: February 15, 2027 is Presidents' Day, so the lien is due February 16.
Homeowner rules that can cost you the lien
In these states, a missing notice or contract term can take the lien away no matter how fast you file. Check them before the job starts, not after the homeowner stops paying.
15th day of the 3rd month
Texas
Homestead: before work, the homeowner and both spouses sign a written contract filed with the county clerk. Your lien affidavit needs the required not-a-lien heading. Remodels need a 3-day cancellation right and signing location terms.
Tex. Prop. Code 53.003, 53.052, 53.055, 53.158, 53.254, 53.255; Tex. Const. art. XVI 50(a)(5)
90 days after last work
Florida
On a 1 to 4 unit home with a contract over $2,500, the contract needs the state lien disclosure. Without it, you can't enforce the lien against a homeowner harmed by its absence.
90 days after completion
California
Home improvement contracts must be in writing and include the Mechanics Lien Warning. There is no separate lien deadline for owner-occupied homes.
Cal. Civ. Code 8200, 8412, 8460; Bus. & Prof. Code 7031, 7159
4 months after last work
New York
Single-family homes get a 4-month filing window instead of 8. The lien can extend past 1 year only by court order.
4 months after completion
Illinois
On an owner-occupied single-family home, give the homeowner the required notice about sworn statements before the first payment.
90 days after last work
Michigan
The homeowner recovery fund was repealed in 2010. If you were unlicensed, the homeowner can sue to discharge your lien and recover costs and attorney fees.
MCL 570.1110, 570.1111, 570.1114, 570.1114a, 570.1117, 570.1118a
6 months after last work
Wisconsin
The contract notice covers homes up to 4 units, including remodels. Skip it and you lose the lien unless you paid all subcontractors on time and none gave notice or all waived.
120 days after last work
New Jersey
On a home you need a written contract. Record a notice of unpaid balance within 60 days of last work, demand arbitration within 10 days, then file within 10 days of the award.
75 days after last work
Oregon
No lien without the information notice. No lien if you skipped a written contract the law required.
90 days after last work
Washington
On an existing owner-occupied single-family home, you need no notice of right to lien. The disclosure statement is required for home jobs of $1,000 or more.
180 days after completion
Utah
Your lien on an owner-occupied home must say how the homeowner can force its removal. The removal rule bars subcontractor liens, not yours.
Utah Code 38-1a-501, 38-1a-502, 38-1a-701, 38-11-107, 58-55-604
120 days after completion
Arizona
You cannot lien a homeowner's own home without a written contract signed directly with them. With that contract, you keep your lien rights.
All 50 states and DC
Every state and DC, for a contractor hired directly by the homeowner on an existing home. Tap a filter to see the states with the shortest clocks.
| State | Record the lien | Sue to enforce | Notice to the homeowner | Source |
|---|---|---|---|---|
| Alabama | 6 months or more File a sworn lien statement in the probate court within 6 months after your last work or materials. | Sue within 6 months after the full amount you are owed falls due. | None. No early notice applies when the homeowner hired you directly. | Ala. Code 35-11-210, 35-11-213, 35-11-215, 35-11-221 Justia mirror of 2025 Code of Alabama (official ALISON code search not fetchable) |
| Alaska | About 4 months Record within 120 days after finishing the contract or last supplying labor or materials. A recorded notice of completion from the homeowner can cut this to 15 days after it. | The lien stops binding the property 6 months after you record it unless you sue or record an extension notice within that time. | None. An optional notice of right to lien, recorded and given to the homeowner, keeps your 120 days if the homeowner records a completion notice. | AS 34.35.064, 34.35.068, 34.35.080 FindLaw mirror of Alaska Statutes, stated current as of Jan 1, 2025; uslegal reproduction for 34.35.064 and 34.35.080 |
| Arizona | About 4 months Record within 120 days of completion, or 60 days after a recorded completion notice. Completion means 30 days past final inspection, a 60-day stoppage, or last delivery without a permit. | The lien expires 6 months after recording unless you sue and record a notice of pending action within that time. | Serve the preliminary 20-day notice on the homeowner within 20 days after you first supply labor or materials. Only wage laborers are exempt, so serve it. | A.R.S. 33-992.01, 33-993, 33-998, 33-1002 Official azleg.gov ARS pages, current version as of Oct 2026 |
| Arkansas | About 4 months File with the circuit clerk within 120 days after you last did work or supplied materials. | Sue within 15 months after filing the lien. | Put the state's residential notice, in its exact wording and bold capitals, in or with the contract. Deliver it in person or by certified mail before work starts. | Ark. Code 18-44-114, 18-44-115, 18-44-117, 18-44-119; 17-25-505, 17-25-515 FindLaw mirror of 18-44-117 (current as of 3/28/2024); Pulaski County Clerk copies of 18-44-115 and 18-44-117 (official edition through 8/1/2012); Justia 2025 for 18-44-119 and 2010 for 18-44-114; Ark. Labor Dept. Residential Law (rev. July 2025) |
| California | About 90 days Record within 90 days after the project is complete, or 60 days after a recorded completion notice. Serve the homeowner a copy with the required Notice of Mechanics Lien. | Sue to foreclose within 90 days after recording, or the lien expires. | None to the homeowner. If there is a construction lender, notify it within 20 days of starting. Your contract must include the Mechanics Lien Warning. | Cal. Civ. Code 8200, 8412, 8460; Bus. & Prof. Code 7031, 7159 public.law mirror of Cal. Civil Code (8200, 8412, 8460), verified Oct 2026 |
| Colorado | About 4 months File within 4 months after your last labor or materials. If work is abandoned for 3 months, that counts as completion. | Sue and record notice of the lawsuit within 6 months after your last work or completion of the project. This clock does not start at filing. | None. You owe the homeowner no notice before or during the job. | C.R.S. 38-22-109, 38-22-110 public.law mirror of C.R.S., current through Fall 2025 |
| Connecticut | About 90 days Record the lien with the town clerk within 90 days after you stop work. Then serve the homeowner a copy within 30 days of recording. | Start foreclosure and record notice of the lawsuit within 1 year of recording, or within 60 days after a court rules on a challenge to the lien, whichever is later. | None. Your contract must still follow the state Home Improvement Act. | Conn. Gen. Stat. 49-33, 49-34, 49-39 Justia mirror of 2025 Connecticut General Statutes, ch. 847; CGA OLR report 2006-R-0063 |
| Delaware | 6 months or more File in Superior Court within 180 days after completion. Other dates, like your final invoice or homeowner acceptance, also count. Attach the contract if it fixes the price. | Filing the claim in Superior Court is the lawsuit. There is no separate deadline to sue. | None. No early notice applies when the homeowner hired you directly. | 25 Del. C. 2711, 2712 Official Delaware Code online, Title 25 ch. 27 subch. II; sections last amended by 84 Del. Laws c. 42 |
| District of Columbia | About 90 days Record a notice of intent to lien during the job or within 90 days after completion or termination, whichever is first. Mail the homeowner a copy within 5 business days. | Sue within 180 days after recording the notice of intent. Record notice of the lawsuit within 10 days of suing. | None. You owe the homeowner no notice before or during the job. | D.C. Code 40-301.02, 40-303.13 Official DC Council Code site, current text (last amended D.C. Law 23-269, 2021) |
| Florida | About 90 days Record within 90 days after your last labor, services, or materials, or 90 days after termination if earlier. Serve the homeowner a copy within 15 days after recording. | Sue within 1 year after recording. A homeowner's notice of contest cuts this to 60 days. Serve your final payment affidavit at least 5 days before suing. | For homes of 1 to 4 units over $2,500, put the state lien rights disclosure in your contract in 12-point bold capitals, signed by the homeowner. | Fla. Stat. 713.015, 713.06(3)(d), 713.08(4)-(5), 713.22 Official Florida Senate statutes site, 2026 Florida Statutes (713.22 read in 2025 edition) |
| Georgia | About 90 days File within 90 days after the work is complete. Mail the homeowner a copy within 2 business days. The claim must state the homeowner's right to contest it. | Sue within 365 days after filing the claim. Then file a notice of the lawsuit with the clerk within 30 days. | None. An optional notice of lien rights is allowed but not needed to enforce your lien. | O.C.G.A. 44-14-361.1, 44-14-361.3, 44-14-361.5, 44-14-367 FindLaw mirror of O.C.G.A. 44-14-361.1 (current as of March 28, 2024); Justia 2024/2025 for 44-14-361.3 |
| Hawaii | 60 days or less File an application and notice within 45 days after completion is published. If none is published within 1 year, completion counts as 1 year after the work actually finished. | Serve the application on the homeowner like a summons. After a hearing, a court order attaches the lien. It expires 3 months later unless you sue. | Before signing, explain lien rights out loud and use a written contract with those disclosures, signed before work starts. Skipping this can void the contract and lien. | HRS 507-43, 507-42, 444-25.5 Official Hawaii Legislature HRS (hrscurrent), last amended 2019 |
| Idaho | About 90 days File within 90 days after you finish your labor or last supply materials. Serve the homeowner a copy within 5 business days after filing. | The lien stops binding the property 6 months after filing unless you start foreclosure within that time. | On home contracts over $2,000, give the homeowner the state disclosure statement and get a signed acknowledgment before signing the contract. | Idaho Code 45-507, 45-510, 45-525 Official Idaho Legislature statutes site; 45-507 last amended 2022, 45-510 last amended 2015 |
| Illinois | About 4 months Record within 4 months after completion to bind third parties. Against the homeowner only, you have up to 2 years. Notify the homeowner within 10 days after recording. | Sue within 2 years after completing the contract. If the homeowner demands it, sue within 30 days or lose the lien. | None to keep your lien. On an owner-occupied single-family home, give a bold notice before the first payment that a sworn list of subcontractors is required. | 770 ILCS 60/5, 60/7, 60/9, 60/34 Justia mirror of 2025 Illinois Compiled Statutes, 770 ILCS 60; ilga.gov Public Act 103-0827 text |
| Indiana | 60 days or less For a one- or two-family home, record a sworn statement of intent within 60 days after your last work. Other property: 90 days. | Sue within 1 year after recording, or after any credit period ends. A homeowner's notice can cut this to 30 days. | None. No early notice applies when the homeowner hired you directly. | IC 32-28-3-3, 32-28-3-6, 32-28-3-10 Official Indiana General Assembly, Indiana Code 2026, Title 32 Article 28 PDF |
| Iowa | About 90 days Post on the state lien registry within 90 days of last work. Later posts, up to 2 years 90 days, need personal service and cover only the unpaid balance. | Sue within 2 years after the 90-day posting period ends. If the homeowner demands it, sue within 30 days or lose the lien. | If you use subs, give the homeowner the state's bold notice with the registry web address and phone. Post a commencement notice on the registry within 10 days of starting. | Iowa Code 572.8, 572.9, 572.10, 572.11, 572.13, 572.13A, 572.27, 572.28, 572.34(11) Official Iowa Legislature site, Iowa Code 2026, chapter 572 PDF |
| Kansas | About 4 months File a sworn lien statement with the district court clerk within 4 months after your last labor or materials. The 1-month extension does not apply to homes. | Start foreclosure within 1 year after filing the lien statement. | None. The residential warning statement applies only to subcontractor and supplier liens. | K.S.A. 60-1101, 60-1102, 60-1103a, 60-1105 Official Kansas Revisor of Statutes pages; 60-1102 last amended L. 2005 ch. 101 |
| Kentucky | 6 months or more File with the county clerk within 6 months after your last labor or materials. Mail the homeowner a copy within 7 days of filing or the lien dissolves. | Sue to enforce within 12 months after filing. | None. No early notice applies when the homeowner hired you directly. | KRS 376.010, 376.080, 376.090 Justia mirror of 2025 KRS 376.080 and 376.010; official KRS site for 376.090 (eff. 1942) |
| Louisiana | 60 days or less File your lien statement within 60 days after substantial completion or abandonment. A recorded notice of termination restarts the clock. A filed notice of contract changes the periods. | Sue the homeowner within 1 year after filing the lien statement, or the lien is extinguished. | None for most remodels. Over $100,000, file a notice of contract signed by you and the homeowner in the mortgage records before work starts, or you have no lien. | La. R.S. 9:4801, 9:4811, 9:4822, 9:4823 Louisiana State Legislature official site, R.S. 9:4822, 9:4811, 9:4823 (last amended Acts 2019, No. 325); LSLBC license types page |
| Maine | About 4 months You do not need to record a lien statement. You keep the lien only by suing within 120 days after your last labor, services, or materials. | Sue within 120 days after your last labor, services, or materials. | None. No early notice applies when the homeowner hired you directly. | 10 M.R.S. 3253, 3255 Official Maine Revised Statutes site, 10 M.R.S. 3253 and 3255, history through RR 2023 |
| Maryland | 6 months or more File a petition to establish the lien in circuit court within 180 days after you finish work or supply materials. The court then issues a show-cause order. | File a petition to enforce the lien within 1 year after filing the petition to establish it. | None. The 120-day notice to the homeowner applies only to subcontractors. | Md. Code, Real Prop. 9-102, 9-105, 9-109 Official Maryland General Assembly statute PDFs, 2026 RS edition, 9-102 and 9-105 |
| Massachusetts | About 90 days Record a notice of contract within 90 days of last work, sooner if a substantial completion notice is recorded. Record a statement of account within 120 days of last work. | Sue within 90 days after filing the statement of account, or the lien dissolves. | None. You need a written contract, and you secure the lien by recording a notice of contract. | M.G.L. c. 254, 2, 8, 11 Official malegislature.gov General Laws c. 254 sections 2, 8, 11 |
| Michigan | About 90 days Record within 90 days after you last supply labor or materials. Serve the homeowner or their designee within 15 days after recording. | Sue to foreclose within 1 year after recording. You must show you gave a sworn statement if one was required. | None. A residential lien needs a written contract stating licensing requirements and, if licensed, your license number. | MCL 570.1110, 570.1111, 570.1114, 570.1114a, 570.1117, 570.1118a Official Michigan Legislature MCL PDFs, complete through PA 114 of 2026 |
| Minnesota | About 4 months Record the lien statement and serve the homeowner within 120 days after your last work or item supplied. Serve in person or by certified mail. | Start foreclosure within 1 year after the last item listed in your recorded lien statement. | If you use subcontractors or suppliers, put the prelien notice in your written contract or deliver it within 10 days after the work is agreed. Otherwise no lien. | Minn. Stat. 514.011, 514.08, 514.12 Official revisor.mn.gov: 514.011 (2025 edition), 514.08 (2018 PDF, last amended 1997), 514.12 (2008 version, last amended 1995) |
| Mississippi | About 90 days File within 90 days after your last work, labor, services, or materials. Mail the homeowner a copy within 2 business days of filing. | Sue for payment within 180 days after filing and file notice of the lawsuit, or the lien expires. The homeowner can shorten this by notice. | None. The prelien notice applies only to claimants not hired by the homeowner. | Miss. Code 85-7-405, 85-7-421, 85-7-423, 85-7-433, 85-7-409 Justia mirror of 2025 Mississippi Code (official code is Lexis-hosted) |
| Missouri | 6 months or more File with the circuit clerk within 6 months after the debt accrued, generally your last day of work or materials. | Sue within 6 months after filing the lien. | Before any payment, give the homeowner the state notice to owner in 10-point bold. Use the contract, delivery, start of work, or first invoice. | RSMo 429.012, 429.080, 429.170 Missouri Revisor of Statutes section pages: 429.080 (eff. 8/28/2007), 429.012 (eff. 1/1/2017), 429.170 (eff. 8/28/1959) |
| Montana | About 90 days File within 90 days after your last services or materials, or after the homeowner files a notice of completion. The lien must certify a copy was served on each owner. | Sue to foreclose within 2 years after filing the lien. Record a notice of the suit with the county clerk within 90 days after those 2 years end. | None. Contractors hired directly by the homeowner are exempt from the notice of right to claim a lien. | MCA 71-3-531, 71-3-535, 71-3-562 Official MCA archive, 2011 edition for 71-3-535 and 1999 for 71-3-531 (current edition URLs blocked); history shows no change since 1999 |
| Nebraska | About 4 months Record within 120 days after your last services or materials. Send the homeowner a copy within 10 days after recording. | The lien lasts 2 years after recording, so sue within that time. A homeowner's recorded demand forces you to sue within 30 days. | None. You may give the homeowner an optional notice of right to lien. | Neb. Rev. Stat. 52-129, 52-131, 52-135, 52-137, 52-140 Official nebraskalegislature.gov 52-131 and 52-135 pages (annotation to Nore Electric v. S & H Holdings, 316 Neb. 197 (2024)) |
| Nevada | About 90 days Record within 90 days after the latest of completion, last delivery, or last work, or 40 days after a recorded notice of completion. Serving the 15-day notice adds 15 days. | Sue within 6 months after recording. A recorded written agreement can extend this up to 1 year after recording. | None for your lien. A general building contractor on a single-family home must give the homeowner the state lien information form and a list of subs and suppliers. | NRS 108.222, 108.226, 108.233, 108.245 Official Nevada Legislature NRS chapter 108, Rev. 4/15/2026 (2025 statutes); 108.245 read on nevada.public.law mirror |
| New Hampshire | About 4 months Your lien arises automatically and lasts 120 days after your work. Nothing is recorded. Secure it by court attachment within those 120 days. | Sue and get a court-approved attachment of the property within 120 days after your work. | None. No early notice applies when the homeowner hired you directly. | RSA 447:2, 447:9, 447:10 Official NH General Court RSA pages, chapter 447; latest amendment shown 2019 |
| New Jersey | About 4 months On homes, file the lien within 10 days after receiving the arbitrator's decision and no later than 120 days after last work. Other property: 90 days. | Sue in Superior Court within 1 year of last work, or within 30 days after the homeowner's written demand, whichever comes first. | None before work. A home lien does require a written contract plus the notice of unpaid balance and arbitration steps. | N.J.S.A. 2A:44A-2, -6, -14, -20, -21 FindLaw mirror of N.J.S.A. 2A:44A-6, -14, -21, current as of January 1, 2024; 2026 bill A889 on pub.njleg.gov |
| New Mexico | About 4 months File within 120 days after you complete your contract. Send the homeowner a copy within 15 days after filing. | The lien lasts 2 years after filing unless you start a lawsuit or binding arbitration to enforce it in that time. | None. Preliminary notice rules do not apply to homes of four or fewer units. | NMSA 48-2-2.1, 48-2-6, 48-2-10 Justia mirror of 2024 New Mexico Statutes; 2023 HB 179 final text on nmlegis.gov |
| New York | About 4 months On a single-family home, file within 4 months after completing the contract or last work. Other property: 8 months. Serve the homeowner 5 days before to 30 after filing. | The lien lasts 1 year from filing unless you start foreclosure and file notice of the lawsuit. Single-family liens extend only by court order. | None before filing. Your written home improvement contract must include the state's mechanics lien notice. | N.Y. Lien Law 10, 11, 17 NY Senate official Lien Law pages, sections 10, 11, 17; most recent revision shown 2014-09-22 |
| North Carolina | About 4 months File within 120 days after you last supply labor or materials at the site. | Sue within 180 days after you last supply labor or materials at the site. This clock does not start at filing. | None. No lien agent is needed for an existing owner-occupied single-family home. | N.C.G.S. 44A-11.1, 44A-12, 44A-13 Official NC General Assembly statute pages, current text (last amended 2012 for 44A-12/13) |
| North Dakota | About 90 days Record within 90 days after all your work is done. | Sue within 3 years after recording. First give 10 days notice in person or 20 days by registered mail. A homeowner's demand cuts this to 30 days. | None. No early notice applies when the homeowner hired you directly. | N.D.C.C. 35-27-02, 35-27-13, 35-27-24, 35-27-25, 43-07-02 Official ND session laws: 2023 (SB 2261, HB 1323, SB 2311) and 2009 (SB 2250 amending 35-27-25) |
| Ohio | 60 days or less For a one- or two-family home or condo, file within 60 days of last labor or materials, 75 for other property. Serve the homeowner within 30 days of filing. | The lien lasts 6 years after filing. If the homeowner gives notice to sue, you must sue within 60 days or the lien is void. | None. The notice of commencement is the homeowner's filing and generally not required on home construction. | R.C. 1311.011, 1311.04, 1311.06, 1311.07, 1311.11, 1311.13 Official Ohio Revised Code site: 1311.06 authenticated (eff. 1/30/2014), 1311.13 (eff. 3/30/2007), chapter 1311 page |
| Oklahoma | About 4 months File a sworn lien statement with the county clerk within 4 months after you last supply labor or materials. | Start foreclosure within 1 year after filing the lien. | The pre-lien notice law excludes original contractors, but the wording is unclear. To be safe, send the homeowner the notice within 75 days of your last work. | 42 O.S. 142, 142.6, 143.1, 172 Justia 2025 Oklahoma Statutes, Title 42 (142, 172); Oklahoma Bar Journal June 2024 for leads |
| Oregon | About 90 days File within 75 days after you stop providing labor or materials or after construction is complete, whichever is earlier. Notify the homeowner within 20 days after filing. | Sue to foreclose within 120 days after filing. Serve a 10-day notice of intent to foreclose first. | On home contracts over $2,000, give the homeowner the state lien information notice at signing, or within 5 days of learning the price will top $2,000. Otherwise no lien. | ORS 87.010, 87.035, 87.037, 87.039, 87.055, 87.057, 87.093 Official Oregon Legislature ORS chapter 87, 2025 edition |
| Pennsylvania | 6 months or more File with the county court within 6 months after finishing. Fixing defective work does not extend it. Serve the homeowner within 1 month, then file proof within 20 days. | Sue to get a judgment on the claim within 2 years after filing. | None. The 30-day formal notice applies only to subcontractors. | 49 P.S. 1301, 1303, 1502, 1701 Terra Firma Builders v. King (Pa. 2021) quoting 49 P.S. 1502/1701; official Act 52 of 2006 PDF (legis.state.pa.us); FindLaw 49 P.S. 1303 |
| Rhode Island | 6 months or more Within 200 days after your work or materials, mail a notice of intention to the homeowner by certified mail and record it. | File a lawsuit and record notice of it within 40 days of recording the notice of intention. | Rhode Island law has a notice of possible mechanics lien given before work starts. We couldn't read its current text, so confirm it before you sign. | R.I. Gen. Laws 34-28-4, 34-28-4.1, 34-28-10 Official RI legislature statute pages 34-28-4, 34-28-5, 34-28-10; 2014 S2636aa bill text |
| South Carolina | About 90 days Serve the homeowner and file a sworn statement of account within 90 days after you last supply labor or materials. | Sue and file notice of the lawsuit within 6 months after you last supply labor or materials. | None. No early notice applies when the homeowner hired you directly. | S.C. Code 29-5-15, 29-5-90, 29-5-120 Official SC Legislature site, 2025 Code of Laws archive, Title 29 Ch. 5 |
| South Dakota | About 4 months File the lien statement within 120 days after your last work or item supplied. | Assert the lien in a lawsuit within 6 years after the last item of your claim. A homeowner's demand can force an earlier suit. | None. No early notice applies when the homeowner hired you directly. | SDCL 44-9-5, 44-9-15, 44-9-17, 44-9-24, 44-9-26 Official sdlegislature.gov statute API pages (44-9-24 last amended SL 2014) |
| Tennessee | About 90 days Record within 90 days after the project is complete or abandoned. Recording later loses priority. A homeowner's recorded notice of completion can cut this short. | The lien lasts 1 year after completion or abandonment. Sue within that year to keep it. | None to keep your lien. The law still requires a notice of lien rights to the homeowner before you contract or start work. | Tenn. Code 66-11-106, 66-11-112, 66-11-143, 66-11-203, 66-11-206 Justia mirror of 2025 Tennessee Code (official code is Lexis-hosted) |
| Texas | About 90 days File by the 15th day of the 3rd month after the month the contract is completed, terminated, or abandoned. Nonresidential gets the 4th month. Copy the homeowner within 5 days. | Sue within 1 year after the last day you could file the lien. A recorded written agreement with the homeowner can extend this to 2 years after filing. | Give the homeowner the state disclosure statement before the contract. Missing it does not void the lien. On a homestead, sign the written contract before work and file it with the county clerk. | Tex. Prop. Code 53.003, 53.052, 53.055, 53.158, 53.254, 53.255; Tex. Const. art. XVI 50(a)(5) texas.public.law mirror (verified May 2025) of Ch. 53 as amended by HB 2237 eff. 2022-01-01; SB 929 enrolled text and HB 2237 Senate analysis on capitol.texas.gov |
| Utah | 6 months or more Record within 180 days after final completion of your contract, or 90 days after a filed completion notice but never past 180. Mail the homeowner a copy within 30 days. | Sue within 180 days after recording and record notice of the lawsuit in that period, or the lien is automatically void. | File a preliminary notice on the State Construction Registry within 20 days after you start work. File late and your lien covers only later work. | Utah Code 38-1a-501, 38-1a-502, 38-1a-701, 38-11-107, 58-55-604 Official le.utah.gov section pages (38-1a-502 unchanged since 2012 ch. 278); cross-checked against Justia 2025 Utah Code |
| Vermont | 6 months or more Record a written memorandum with the town clerk within 180 days after payment came due for your last labor or materials. | Sue and attach the property within 180 days after recording, or after payment comes due if later. | None. The written notice to the homeowner applies only to subcontractors and suppliers. | 9 V.S.A. 1921, 1923, 1924 Official Vermont statutes site, 9 V.S.A. ch. 51, includes 2026 session actions |
| Virginia | About 90 days Record within 90 days after the end of the month you last worked, but within 90 days of completion. Covers only your last 150 days of work, plus retainage. | Sue within 6 months after recording or 60 days after completion, whichever is later. | None, unless the posted building permit names a lien agent. Then notify the agent within 30 days of your first work or materials. | Va. Code 43-4, 43-4.01, 43-17 Official Virginia LIS Code site, current text (43-4 last amended 2019) |
| Washington | About 90 days Record within 90 days after you last supply labor, services, materials, or equipment. Serve the homeowner a copy within 14 days or lose attorney fees. | Sue to foreclose within 8 calendar months after recording and serve within 90 days of filing, or the lien expires. | On jobs of $1,000 or more, give the homeowner the state disclosure statement before work starts or you have no lien. No notice of right to lien needed. | RCW 60.04.031, 60.04.091, 60.04.141, 18.27.114, 18.27.080 Official RCW pages (app.leg.wa.gov, lawfilesext.leg.wa.gov); 60.04.091 last amended 1992, 18.27.114 last amended 2020 |
| West Virginia | About 90 days Record notice of lien with the county clerk within 100 days after you complete your work. | Sue in circuit court within 6 months after recording, or the lien is discharged. | None. No early notice applies to a general contractor. | W. Va. Code 38-2-7, 38-2-8, 38-2-21, 38-2-34 Official WV Legislature code site, current text (38-2-8 last amended 2002; 38-2-34 in 2015) |
| Wisconsin | 6 months or more File with the circuit court clerk within 6 months after your last labor or materials. Serve the homeowner a copy within 30 days after filing. | File a summons and complaint within 2 years after filing the lien. | If you hire subcontractors or suppliers, put the bold state lien notice in your written contract or serve it within 10 days after first work. | Wis. Stat. 779.02(1)-(2), 779.06(1)-(2) Official Wisconsin Legislature PDF, Updated 2023-24 Wis. Stats., certified as of May 1, 2025, through 2025 Wis. Act 5 |
| Wyoming | 6 months or more File within 150 days after your last work or materials or substantial completion, whichever is first. A recorded notice of substantial completion fixes that date. | Start foreclosure within 180 days after filing the lien, or the lien ends. | Before taking any payment, including advances, give the homeowner the state notice of lien rights and lien waiver rights. Missing it bars the lien. | Wyo. Stat. 29-2-106, 29-2-107, 29-2-109, 29-2-112 Justia 2025 Wyoming Statutes, Title 29 ch. 2 |
What other lien pages get wrong
Most lien charts are written for subcontractors and suppliers. For a contractor hired by the homeowner, several get the deadline or the notice wrong.
A 2026 all-states chart
“Ohio 75 days GC / 60 days sub”
On a one- or two-family home, everyone gets 60 days, the general contractor included. 75 days is for other property.
A lien service's Texas summary
“2 years for residential”
A Texas homeowner job is enforced within 1 year after the last day you could file the lien, unless a recorded written agreement extends it.
Several Illinois summaries
“4 months to file, 2 years after filing to sue”
The 2 years run from completing the contract, not from filing. And 4 months protects you against buyers and lenders, not just the homeowner.
Florida lien headlines
“Send a Notice to Owner within 45 days”
That notice is for subs and suppliers. A contractor hired by the homeowner needs the lien disclosure in the contract instead.
Questions
How long do I have to file a mechanics lien?
60 days to 6 months or more after your last day of work, depending on the state. Ohio, Indiana and Louisiana allow 60 days, California and Florida 90, New York 4 months for a single-family home, and Pennsylvania 6 months.
Can a contractor put a lien on a house?
Yes, in every state, if you follow its notice and filing rules. Several states add homeowner rules: Texas requires a written contract signed before work on a homestead, and Oregon and Washington require a notice to the owner or there's no lien.
How long does a mechanics lien last?
Until the deadline to sue on it, which runs from 40 days after recording in Rhode Island to 6 years in Ohio. Miss it and the lien ends, even if the homeowner still owes you.
Does the clock start when I finish the job or when I'm paid?
Usually your last day of work or the job's completion, not when payment is due. Vermont is one exception: it runs from when payment for the last work came due.
How we checked
We read each state's mechanics lien statute on the legislature's site, for a contractor hired directly by the homeowner on an existing home. Two independent research passes covered all 50 states and DC, and a third reviewer checked the result. Where a state's own site would not load, the row names the copy we read. Last checked .
This guide explains the general rule. It is not legal advice.