Illinois Mechanics Lien
Deadlines & Filing Rules
Every notice, deadline, and recording requirement for a Illinois construction lien, drawn from 770 ILCS 60/7, 60/9, 60/24 and the same rule engine that calculates deadlines for our filing customers.
Illinois lien rules at a glance
- Preliminary notice
- Required for subcontractors, sub-subcontractors, and suppliers
- Lien filing deadline
- within 4 months after completion of the project
- Notarization
- Required
- The lien claim must be sworn to under oath
- Where to record
- County recorder where the property sits
- E-recording
- Not generally available; plan on paper recording
- Enforcement deadline
- Within 2 years after project completion
Who can file a mechanics lien in Illinois
Lien rights depend on where you sit in the contracting chain. Tenant-ordered improvements can support a lien in Illinois. Owner-occupied residential projects carry extra notice requirements in Illinois; missing them can cost the lien entirely.
| Claimant | Lien rights in Illinois |
|---|---|
| General contractor (direct contract with the owner) | Yes |
| Subcontractor (hired by the general contractor) | Yes |
| Sub-subcontractor (hired by a subcontractor) | Yes |
| Material supplier to the owner | Yes |
| Material supplier to the general contractor | Yes |
| Material supplier to a subcontractor | Yes |
Illinois mechanics lien deadlines
Required for subcontractors, sub-subcontractors, and suppliers. Preliminary notices go to the property owner and the construction lender by any method that proves receipt.
Preliminary notice deadline
The notice that preserves lien rights before any payment problem exists.
| Who | Project type | Deadline |
|---|---|---|
| All claimants | All projects | Within 90 days after last furnishing labor or materials |
Mechanics lien filing deadline
The last day the lien can be recorded against the property.
| Who | Project type | Deadline |
|---|---|---|
| All claimants | All projects | Within 4 months after completion of the project |
Illinois does not require a notice of intent before recording a lien, but sending one is often what gets the invoice paid.
Recording and enforcing a Illinois lien
Recording the lien
Record with the county recorder where the property sits. Electronic recording is not generally available, so build mailing time into the deadline. The lien must be notarized. The lien claim must be sworn to under oath.
After recording
A copy of the recorded lien must be served on the property owner within 10 days of recording. To keep the lien alive it must be enforced by lawsuit within 2 years after project completion.
Wrongful lien exposure
Illinois has no dedicated wrongful-lien penalty statute, but an inflated or baseless lien can still be challenged and removed at the claimant's expense.
Practitioner notes for Illinois
Subcontractor/supplier 90-day notice: must provide written notice of claim to owner (or agent/architect/superintendent) and to lending agency (if known) within 90 days; service by registered/certified mail RRR, nationally recognized delivery company with tracking, or personal service (770 ILCS 60/24(a); Public Act 103-0827 expands service options). Contractor claim for lien: to have priority against creditors/incumbrancers/purchasers, contractor must file claim for lien OR bring action within 4 months after completion (770 ILCS 60/7(a)). As to the owner, contractor claim for lien may be filed within 2 years after completion of the contract/extra work (770 ILCS 60/7(a)). Enforcement suit must be commenced within 2 years after completion of the contract/extra work/materials (770 ILCS 60/9). Owner-occupied single-family residence: contractor must give owner written notice within 10 days after recording lien; otherwise lien can be extinguished to extent of damages (770 ILCS 60/7(d)).
Statutory sources: 770 ILCS 60/7, 60/9, 60/24. Read the Illinois lien statute.
File your Illinois mechanics lien
We calculate the Illinois deadlines from your project dates, prepare the lien on the correct form, and handle recording. Self-serve from $99, or full service with recording and notices handled for you from $299.
Illinois mechanics lien FAQ
How long do I have to file a mechanics lien in Illinois?
Do I need to send a preliminary notice in Illinois?
Does a Illinois mechanics lien need to be notarized?
Where is a mechanics lien filed in Illinois?
How long is a Illinois mechanics lien valid?
Can a subcontractor file a mechanics lien in Illinois?
More Illinois lien tools
This page summarizes Illinois lien law for general information and is not legal advice. Deadlines depend on your role, project type, and dates; confirm them against the statute or with counsel before relying on them.