Washington D.C. Mechanic Lien Law: Complete Guide
Your Complete Guide to Mechanic Lien Rights Under D.C. Code Ann. Division VII, Title 40, Chapter 3 — Private Works, Payment Bonds & Public Projects
Washington D.C. mechanic lien deadline table with toggles for project type and claimant type.
Washington D.C. 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
Record a Notice of Intention with the D.C. Recorder of Deeds at any time during construction or within 90 days after completion or last furnishing.
Serve a copy of the filed Notice of Mechanic's Lien on the owner by certified mail within 5 business days after recording. If the owner cannot be served by certified mail, post the notice conspicuously on the property.
A claimant must file copies of licenses and a certificate of good standing; the company must be registered as a foreign or domestic corporation in D.C. before perfecting lien rights.
File the Notice of Mechanic's Lien within 90 days after the earlier of completion or termination of the project. The 90-day clock runs from project completion or termination, not from the individual claimant's last furnishing.
Commence a suit to enforce the mechanic's lien within 180 days after the Notice of Intention is recorded. Missing this deadline discharges the lien.
Preliminary Notice
Record a Notice of Intention with the D.C. Recorder of Deeds at any time during construction or within 90 days after completion or last furnishing.
Serve a copy of the filed Notice of Mechanic's Lien on the owner by certified mail within 5 business days after recording. If the owner cannot be served by certified mail, post the notice conspicuously on the property.
A claimant must file copies of licenses and a certificate of good standing; the company must be registered as a foreign or domestic corporation in D.C. before perfecting lien rights.
Mechanic Lien
File the Notice of Mechanic's Lien within 90 days after the earlier of completion or termination of the project. The 90-day clock runs from project completion or termination, not from the individual claimant's last furnishing.
Enforcement
Commence a suit to enforce the mechanic's lien within 180 days after the Notice of Intention is recorded. Missing this deadline discharges the lien.
Washington D.C. Mechanic Lien Law Overview
Washington D.C. construction mechanic lien rights are governed by D.C. Code Ann. Division VII, Title 40, Chapter 3 for private works and Division I, Title 2, Chapter 3A, Subchapter VII (§2-357.02) for public works. This statutory framework protects the payment rights of contractors, subcontractors, laborers, and material suppliers who furnish labor, services, or materials for the improvement of real property in the District of Columbia.
Under D.C. law, contractors and laborers must file a Notice of Intention with the Recorder of Deeds at any time during construction or within 90 days after last performance, and must serve notice upon the property owner (§40-301.01). Subcontractors must record a Notice of Subcontractor's Mechanic's Lien and serve it upon the owner at the time of recording, with the subcontractor's mechanic lien limited to the amount due or to become due to the original contractor (§40-303.03).
An important prerequisite in the District of Columbia is that any person seeking to file a Notice of Mechanic Lien must file copies of licenses and certificates of good standing with the filing. The company must be registered as a foreign or domestic corporation in the District before it can perfect mechanic lien rights (§40-301.02). This registration requirement can take significant time, and claimants should plan accordingly.
National Lien & Bond provides authoritative guidance on every aspect of Washington D.C. construction mechanic lien compliance, from Notice of Intention requirements through mechanic lien recording, public payment bond claims, and mechanic lien enforcement proceedings.
Topics on This Page
Washington D.C. Mechanic Lien Law: Key Topics
Navigate the critical compliance areas for Washington D.C. construction mechanic lien law.
Notice Requirements
Notice of Intention, Notice of Subcontractor's Mechanic's Lien, licensing prerequisites, and public works bond notice obligations under D.C. Code
Mechanic Lien Deadlines
90-day mechanic lien recording deadline, filing requirements with the Recorder of Deeds, corporate registration, and mechanic lien amount limitations
Mechanic Lien Enforcement Deadlines
180-day enforcement period for private mechanic liens, public works bond claim suit deadlines, and filing timing requirements
Frequently Asked Questions
What construction mechanic lien rights are available in Washington D.C.?
Washington D.C. provides mechanic lien rights for private works under D.C. Code Ann. Division VII, Title 40, Chapter 3. Contractors, laborers, and subcontractors may file a mechanic lien by recording a Notice of Intention with the Recorder of Deeds within 90 days of last performance. For public works, payment bond claims are available under D.C. Code §2-357.02 for projects of $100,000 or more.
Is a preliminary notice required in Washington D.C. before filing a mechanic lien?
No. Washington D.C. does not require any party — contractor, laborer, or subcontractor — to serve a formal preliminary notice before commencing work. However, contractors must file a Notice of Intention with the Recorder of Deeds during construction or within 90 days after last performance (§40-301.01), and subcontractors must serve a Notice of Subcontractor's Mechanic's Lien on the owner at the time of recording (§40-303.03).
What are the key deadlines for mechanic liens in Washington D.C.?
The key deadlines are: (1) File the Notice of Intention with the Recorder of Deeds within 90 days of last performance (§40-301.01 for contractors; §40-303.03 for subcontractors); (2) Commence suit to enforce the mechanic lien within 180 days from the date of filing the Notice of Intention (§40-303.13). Both deadlines are strictly enforced, and missing either one results in the loss of mechanic lien rights.
What special requirements apply to filing mechanic liens in Washington D.C.?
Washington D.C. requires that any person filing a Notice of Mechanic Lien must also file copies of licenses and certificates of good standing. The company must be registered as a foreign or domestic corporation in the District (§40-301.02). These administrative requirements can take significant time to complete, so claimants should begin the registration process early to avoid missing the 90-day filing deadline.
How do public works bond claims work in Washington D.C.?
On public works projects of $100,000 or more, the general contractor must furnish a payment bond. First-tier subcontractors do not need to give notice and can file suit between 90 days and 1 year after last performance. Sub-subcontractors and materialmen must give a Notice of Claim on Bond to the principal contractor within 90 days after last furnishing and then file suit between 90 days and 1 year after last performance. D.C. Code §2-357.02.
Is a subcontractor's mechanic lien limited in amount in Washington D.C.?
Yes. Under D.C. Code §40-303.03, a subcontractor's mechanic lien is limited to the amount due or to become due to the original contractor under the prime contract. The subcontractor is entitled to request information about the terms of the prime contract, including amounts paid and amounts remaining, to determine the maximum available mechanic lien amount.