Washington 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 Washington, 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 Washington
90 days after last work
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.
8 months after recording
Sue to foreclose within 8 calendar months after recording and serve within 90 days of filing, or the lien expires.
Disclosure before work starts
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.
Check first
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. You must be registered as a contractor to sue. Proof of the disclosure statement is needed to keep a lien.
Source: 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)
“not later than ninety days after the person has ceased to furnish labor”
Three last days of work, worked
| Last work | Record by | Sue by |
|---|---|---|
| Mar 13, 2026 | Jun 11, 2026 | Feb 11, 2027 |
| Jul 31, 2026 | Oct 29, 2026 | Jun 29, 2027 |
| Nov 20, 2026 | Feb 18, 2027 | Oct 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.
Also check
- You must be registered as a contractor to sue. Proof of the disclosure statement is needed to keep a lien.
Washington lien questions
How long do I have to file a mechanics lien in Washington?
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.
How long does a mechanics lien last in Washington?
Sue to foreclose within 8 calendar months after recording and serve within 90 days of filing, or the lien expires.
Does a contractor need to send a notice before filing a lien in Washington?
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.
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.