Washington Mechanic Lien Filing Deadlines

Claim of Mechanic Lien — 90-Day Filing Deadline (R.C.W. 60.04.091)

Under Washington law, all claimants — contractors, subcontractors, and material suppliers — must record a Claim of Mechanic Lien within 90 days after last performance of labor or furnishing of materials. The Claim of Mechanic Lien must be recorded in the county where the property is located.

After recording, a copy of the Claim of Mechanic Lien must be served on the owner and prime contractor. This service requirement is mandatory and must be completed promptly after recording to preserve the validity of the mechanic lien.

Prerequisite: Notice to Owner

Before filing a Claim of Mechanic Lien, most claimants must have complied with the Notice to Owner requirement. For commercial and multi-family projects, the Notice to Owner must have been served within 60 days of first delivery. For single-family residences, within 10 days.

Failure to serve the Notice to Owner within the required timeframe may impair or eliminate mechanic lien rights. Prime contractors are exempt from this prerequisite during performance.

Contents of the Claim of Mechanic Lien

The Claim of Mechanic Lien must include: the name of the claimant, the name of the property owner, a description of the property subject to the mechanic lien, the amount of the claim, a description of the labor or materials furnished, and the dates of first and last furnishing. The mechanic lien must be verified (sworn to) by the claimant.

Service After Recording

After recording the Claim of Mechanic Lien, a copy must be served on the property owner and the prime contractor. Service should be by certified mail or personal delivery. Prompt service after recording is essential to maintaining the validity of the mechanic lien claim.