Virginia Mechanics Lien Deadline (2026): 90 Days after Last Work for Remodelers
How long a remodeler hired by the homeowner has to record a mechanics lien in Virginia, what notice comes first, and the deadline to sue, worked on three dates.
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.
The rule in Virginia
90 days after last work
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.
6 months after recording
Sue within 6 months after recording or 60 days after completion, whichever is later.
Lien agent notice if named
None, unless the posted building permit names a lien agent. Then notify the agent within 30 days of your first work or materials.
Check first
Permits for one- and two-family homes may name a lien agent. You must also certify that you mailed the homeowner a copy of the lien.
Source: Va. Code 43-4, 43-4.01, 43-17 (Official Virginia LIS Code site, current text (43-4 last amended 2019))
“90 days from the last day of the month”
Three last days of work, worked
| Last work | Record by | Sue by |
|---|---|---|
| Mar 13, 2026 | Jun 11, 2026 | Dec 11, 2026 |
| Jul 31, 2026 | Oct 29, 2026 | Apr 29, 2027 |
| Nov 20, 2026 | Feb 18, 2027 | Aug 18, 2027 |
Suit dates assume you record the lien on its last day; record earlier and a suit deadline that runs from recording comes earlier. Dates are calendar arithmetic and aren't moved off weekends or holidays.
Virginia lien questions
How long do I have to file a mechanics lien in Virginia?
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.
How long does a mechanics lien last in Virginia?
Sue within 6 months after recording or 60 days after completion, whichever is later.
Does a contractor need to send a notice before filing a lien in Virginia?
None, unless the posted building permit names a lien agent. Then notify the agent within 30 days of your first work or materials.
Compare other states
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.