Land records · Parcel maps · October 5, 2026
What Is a Mechanics Lien? Contractor Liens Explained
What is a mechanics lien? A claim a contractor, sub, or supplier records against property they improved but were not paid for. Deadlines and removal.
What is a mechanics lien? It is a legal claim against real estate filed by someone who worked on the property or supplied materials for it and was not paid. Contractors, subcontractors, laborers, equipment renters, and material suppliers can usually file one. Once recorded with the county, the lien attaches to the property itself, which can block a sale or refinance until it is resolved. Every state has a mechanics lien law, sometimes called a construction lien law, and the deadlines are strict. This page is general background, not legal advice.
Who can file one
- General contractors hired directly by the owner.
- Subcontractors hired by the general contractor, such as plumbers, electricians, and roofers.
- Suppliers who delivered lumber, concrete, fixtures, or other materials used on the job.
- Laborers and equipment rental companies, in many states.
- Design professionals such as architects and surveyors, in some states.
The surprise for many homeowners is that a subcontractor or supplier can lien the property even if the owner paid the general contractor in full, if the general contractor did not pay them.
How the process usually works
- Preliminary notice. Many states require subs and suppliers to send the owner an early notice that they are working on the project. Missing it can limit their lien rights.
- Recording the lien. If payment does not come, the claimant records a lien statement with the county within a deadline that often falls somewhere from about 60 to 120 days after last furnishing work or materials, depending on the state.
- Notice to the owner of the recorded lien, as state law requires.
- Enforcement. The claimant must usually file a lawsuit to foreclose the lien within a set period, or the lien expires.
How mechanics liens get cleared
- Payment and release. The claimant is paid and records a lien release.
- Bonding off. The owner or contractor posts a bond, and the lien moves from the property to the bond.
- Dispute in court. A lien filed late, for the wrong amount, or by someone without lien rights can be challenged.
- Expiration. If the claimant does not enforce it in time, the lien may lapse, though a recorded release is still useful to clean up the record.
Lien waivers protect owners
A lien waiver is a document in which a contractor, sub, or supplier gives up lien rights for work covered by a payment. Owners commonly collect waivers with each payment, especially from the general contractor and major subs and suppliers. Conditional waivers take effect only when the payment clears; unconditional waivers take effect immediately. Some states require specific waiver forms.
Spotting liens on a property
Mechanics liens are recorded with the county recorder or register of deeds, usually indexed under the owner’s name. A title search before a sale or refinance will turn them up, and the title commitment lists them as items to resolve before closing. Our guide to finding liens on a property explains how to search, and the judgment lien and tax lien guides cover two other common types.
Projects most likely to trigger liens
Large remodels, additions, new construction, roofing, and paving jobs with several subcontractors and big material orders are the most common sources. Keeping a list of everyone who sends a preliminary notice, paying through checks or escrow, and collecting waivers as you go makes it much less likely that a lien surprises you at closing.
What is a mechanics lien FAQ
Can a subcontractor put a lien on my house if I paid the contractor?
In many states, yes, if the general contractor did not pay them and they met the notice and filing requirements.
How long does a mechanics lien last?
The claimant usually has a limited time, often months to a year depending on the state, to file suit to enforce it, or it lapses.
How do I remove a mechanics lien?
Pay and get a recorded release, bond off the lien, or challenge it in court if it was filed improperly.
What is a lien waiver?
A document in which a contractor or supplier gives up lien rights for work covered by a payment. Owners collect them as they pay.
Where are mechanics liens recorded?
With the county recorder or register of deeds where the property is located, indexed under the owner’s name.