Iowa Mechanic Lien Filing Deadlines

All Claimants — 90-Day Filing Deadline

Under Iowa Code §572.1 et seq., all claimants — including general contractors, subcontractors, and material suppliers — must file a verified statement of account (mechanic lien claim) within 90 days after the date of completion or cessation of work on the project.

The 90-day deadline runs from the last date on which labor or materials were furnished to the project. This deadline applies uniformly to all tiers of claimants, regardless of their contractual relationship with the property owner.

Verified Statement of Account Requirements

The mechanic lien claim must be filed as a verified statement of account with the clerk of district court in the county where the property is located. The statement must include the amount due, a description of the property, the name of the owner, and a description of the labor or materials furnished.

The verification requirement means the statement must be sworn to under oath. An improperly verified statement may be challenged and potentially invalidated, so precision in preparation is essential.

Determining the Last Furnishing Date

The 90-day clock begins running from the last date on which labor or materials were actually furnished to the project. Warranty work, punch list items, or return visits solely to correct defective work generally do not extend the last furnishing date.

Claimants should maintain detailed daily logs of all work performed and materials delivered to establish a clear record of their last furnishing date. This documentation is critical if the deadline is disputed.

Priority and Relation Back

Iowa mechanic liens relate back to the date of first visible improvement on the property. This means a properly perfected mechanic lien may have priority over subsequent encumbrances recorded after visible construction began, providing important protection for claimants.