How Long Does a Subcontractor Have to File a Mechanic's Lien?

Why Lien Filing Deadlines Matter to GCs

As a general contractor, lien filing deadlines matter to you for two reasons. First, they tell you how long you are exposed to a potential lien filing on any given project. Second, they tell you how urgently you need to collect signed lien waivers when a payment dispute arises. If a subcontractor misses their filing deadline they lose their lien rights permanently. The goal is to have every waiver signed well before that deadline so the question of lien exposure never becomes a real issue.

How Lien Deadlines Are Calculated

In most states lien filing deadlines are calculated from one of three trigger events: the last day the subcontractor furnished labor or materials to the project, the date of project completion, or the date the owner records a Notice of Completion. Different states use different trigger events and some states use a combination depending on the circumstances. Understanding which trigger applies in your state is important because it affects both how you manage your projects and how you respond when a payment dispute arises.

Lien Filing Deadlines by State

In Texas, subcontractors and suppliers must file a lien by the 15th day of the fourth month after the month in which they last furnished labor or materials.

In California, subcontractors and suppliers have 30 days from the recording of a Notice of Completion or Notice of Cessation to file a lien. If no notice is recorded the deadline is 90 days from actual project completion.

In Florida, the deadline to file a mechanic's lien is 90 days from the last day the lienor furnished labor, services, or materials to the project.

In Georgia, the deadline to file a lien is 90 days from the last day the claimant furnished labor or materials.

In Arizona, subcontractors and suppliers must file a lien within 120 days of the last day they furnished labor or materials or within 60 days after a Notice of Completion is recorded, whichever is earlier.

In Michigan, the deadline to file a construction lien is 90 days from the last day the claimant furnished labor or materials.

In Nevada, the deadline is 90 days from the date of completion of the project or from the last day the claimant furnished labor or materials, whichever is later.

In Utah, subcontractors and suppliers must file a lien within 90 days of the last day they furnished labor or materials or 180 days after project completion, whichever is earlier.

In Mississippi, the deadline to file a lien is 12 months from the date the debt was due.

In Wyoming, subcontractors and suppliers must file a lien within 120 days of the last day they furnished labor or materials.

In Missouri, the deadline to file a mechanic's lien is six months from the last day the claimant furnished labor or materials.

In Montana, subcontractors and suppliers must file a lien within 90 days of the completion of the claimant's work or the furnishing of materials.

What Happens After a Lien Is Filed

After filing, the claimant must also file a lawsuit to enforce the lien within a specified period or the lien expires. In most states this enforcement deadline is between 6 months and 2 years from the date of filing. A lien that is filed but never enforced will eventually expire and the title will be cleared automatically.

However do not rely on waiting out an enforcement deadline as your strategy for dealing with a filed lien. The cloud on title created by a filed lien can disrupt a sale or refinancing for months. See the full breakdown of your options for resolving a filed mechanic's lien.

How Signed Waivers Affect the Lien Timeline

A properly signed conditional lien waiver that covers a specific payment period directly contradicts any lien claim for that period. If a sub signs a conditional waiver confirming receipt of a progress payment and then attempts to file a lien claiming nonpayment for that same period, the signed waiver is your evidence that the claim is false.

This is why collecting waivers at every payment matters so much. It is not just about closing out a project cleanly. It is about building a documented record that makes any subsequent lien claim extremely difficult to sustain.

The Practical Takeaway

Know the lien filing deadline for every state you operate in. Collect conditional progress waivers at every payment so that your documentation closes out each payment period as it happens. At project completion collect conditional final waivers from every party with lien rights. File your Notice of Completion promptly in states where it shortens the filing window.

The goal is to have zero unsigned waivers by the time any lien filing deadline approaches. Use the complete project closeout checklist to make sure nothing falls through the cracks. When your documentation is complete the statutory deadline becomes irrelevant because there is no legitimate basis for a lien claim.