Missouri Mechanic Lien Law: Complete Guide
Your Complete Guide to Mechanic Lien Rights Under Missouri Revised Statutes Chapter 429 — Private Works & Public Bond Claims
Missouri mechanic lien deadline table with toggles for project type and claimant type.
Missouri Preliminary Notice & Mechanic Lien Deadlines
Select your project type and role to see the deadlines that apply to you.
Prime Contractor — In privity with the property owner
Not required for commercial or non-owner-occupied residential projects. A prime contractor in privity with the owner is exempt from preliminary notice obligations.
Owner-occupied residential (single or double family): deliver a Notice of Rights (consumer protection notice) to the owner before receiving any payment from the owner. Failure to deliver bars the prime contractor's mechanic lien.
Record the Statement of Lien within 6 months after last furnishing labor, materials, or services.
Commence an action to enforce the mechanic lien within 6 months after filing the Statement of Lien.
Preliminary Notice
Not required for commercial or non-owner-occupied residential projects. A prime contractor in privity with the owner is exempt from preliminary notice obligations.
Owner-occupied residential (single or double family): deliver a Notice of Rights (consumer protection notice) to the owner before receiving any payment from the owner. Failure to deliver bars the prime contractor's mechanic lien.
Mechanic Lien
Record the Statement of Lien within 6 months after last furnishing labor, materials, or services.
Enforcement
Commence an action to enforce the mechanic lien within 6 months after filing the Statement of Lien.
Missouri Mechanic Lien Law Overview
Missouri mechanic lien rights are governed by Missouri Revised Statutes (M.R.S.) Chapter 429. This statutory framework protects contractors, subcontractors, material suppliers, and rental equipment providers who furnish labor, services, or materials for the improvement of real property in the State of Missouri. Mechanic Liens can arise from contracts made by lessees and their agents.
Missouri law imposes distinct requirements depending on the claimant's role. General contractors must include a statutory notice of potential subcontractor claims in their contracts with property owners. Subcontractors and materialmen must provide personal service of a 10-day notice of intent to file mechanic lien before recording. Special shortened deadlines apply to rental equipment providers for equipment valued under $5,000.
For owner-occupied residential property of four families or less, consent to mechanic lien by the owner must be part of the contract for subcontractor and materialman mechanic lien rights to exist. This is a critical threshold that can eliminate mechanic lien rights entirely if not addressed at the contracting stage.
National Lien & Bond provides authoritative guidance on every aspect of Missouri construction mechanic lien compliance, from contractor preliminary notices through mechanic lien recording and public works payment bond claims under M.R.S. §107.170.
Missouri Mechanic Lien & Notice Deadlines
Quick-reference chart for private project requirements.
Private Works
M.R.S. Chapter 429
| Who | Notice Requirement | Mechanic Lien Filing Deadline | Suit Deadline |
|---|---|---|---|
| General Contractor | Contractor's Notice of Claim to owner in contract or with first invoice (exact statutory language required) | Within 6 months of last work performed | Within 6 months after mechanic lien is filed |
| Subcontractor / Supplier | 10-day Notice of Mechanic Lien to owner before filing (personal service required). Residential properties (4 units or less): owner consent must be in contract | Within 6 months of last work performed | Within 6 months after mechanic lien is filed |
| Rental Equipment (under $5,000) | Written notice to owner within 5 business days of rental start, plus 10-day Notice of Mechanic Lien before filing | Within 60 days of last rental date | Within 6 months after mechanic lien is filed |
General Contractor
Notice Requirement
Contractor's Notice of Claim to owner in contract or with first invoice (exact statutory language required)
Mechanic Lien Filing
Within 6 months of last work performed
Suit Deadline
Within 6 months after mechanic lien is filed
Subcontractor / Supplier
Notice Requirement
10-day Notice of Mechanic Lien to owner before filing (personal service required). Residential properties (4 units or less): owner consent must be in contract
Mechanic Lien Filing
Within 6 months of last work performed
Suit Deadline
Within 6 months after mechanic lien is filed
Rental Equipment (under $5,000)
Notice Requirement
Written notice to owner within 5 business days of rental start, plus 10-day Notice of Mechanic Lien before filing
Mechanic Lien Filing
Within 60 days of last rental date
Suit Deadline
Within 6 months after mechanic lien is filed
Topics on This Page
Missouri Mechanic Lien Law: Key Topics
Navigate the critical compliance areas for Missouri construction mechanic lien law.
Notice Requirements
Contractor's Notice of Claim, subcontractor 10-day notice of intent to file mechanic lien, residential consent requirements, and rental equipment notices
Mechanic Lien Deadlines
6-month mechanic lien statement filing, rental equipment 60-day deadline, and mechanic lien recording requirements under M.R.S. §429.080
Mechanic Lien Enforcement Deadlines
6-month suit deadline after mechanic lien filing, public works bond claims under M.R.S. §107.170, and enforcement timelines
Frequently Asked Questions
What statute governs mechanic liens in Missouri?
Private works mechanic lien rights are governed by Missouri Revised Statutes Chapter 429. Public works payment bond claims are governed by M.R.S. §107.170. Mechanic Liens can arise from contracts made by lessees and their agents.
What notices must a contractor serve in Missouri?
General contractors must include a Contractor's Notice of Claim in the written contract (or mail it before payment, or deliver with the first invoice) using the exact statutory language of M.R.S. §429.012. No other preliminary notices are required for contractors.
What notices must a subcontractor serve in Missouri?
Subcontractors must serve a Subcontractor's Notice of Mechanic Lien on the owner at least 10 days before filing the mechanic lien (M.R.S. §429.100). Personal service is required. For owner-occupied residential property of four families or less, owner consent to mechanic lien must also be part of the contract.
What is the deadline to file a mechanic lien in Missouri?
Contractors, subcontractors, and materialmen must file a Mechanic Lien Statement within 6 months from the date of last performance under M.R.S. §429.080. Rental equipment providers (under $5,000) must file within 60 days of last rental date.
How long do I have to enforce a Missouri mechanic lien?
You must file suit within 6 months after the Mechanic Lien Statement is filed. Failure to file within this period results in automatic expiration of the mechanic lien.
Can I file a mechanic lien on a public project in Missouri?
No. Mechanic liens cannot be filed against public property in Missouri. Payment rights on public projects are secured through payment bond claims under M.R.S. §107.170 (mandatory 100% bond for contracts over $25,000).