Indiana Mechanics Lien
Deadlines & Filing Rules
Every notice, deadline, and recording requirement for a Indiana construction lien, drawn from IC 32-28-3-1(h),(i); IC 32-28-3-3; IC 32-28-3-6 and the same rule engine that calculates deadlines for our filing customers.
Indiana lien rules at a glance
- Preliminary notice
- Required for subcontractors, sub-subcontractors, and suppliers
- Lien filing deadline
- within 60 days after last furnishing labor or materials (varies by project type)
- 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 1 year after the lien is recorded
Who can file a mechanics lien in Indiana
Lien rights depend on where you sit in the contracting chain. Tenant-ordered improvements can support a lien in Indiana. Owner-occupied residential projects carry extra notice requirements in Indiana; missing them can cost the lien entirely.
| Claimant | Lien rights in Indiana |
|---|---|
| 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 |
Indiana mechanics lien deadlines
Required for subcontractors, sub-subcontractors, and suppliers. Preliminary notices go to the property owner by certified mail.
Preliminary notice deadline
The notice that preserves lien rights before any payment problem exists.
| Who | Project type | Deadline |
|---|---|---|
| All claimants | All projects | Within 30 days after first 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 | Residential projects | Within 60 days after last furnishing labor or materials |
| All claimants | Commercial projects | Within 90 days after last furnishing labor or materials |
Indiana 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 Indiana 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
Indiana does not require a separate notice after the lien is recorded, though most claimants send one anyway to prompt payment. To keep the lien alive it must be enforced by lawsuit within 1 year after the lien is recorded.
Wrongful lien exposure
Indiana 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 Indiana
Owner-occupied 1-2 family: if not contracting directly with owner, claimant must give written notice of first delivery/work + lien rights within 30 days (alter/repair) (IC 32-28-3-1(h)) or within 60 days AND file a copy with recorder within 60 days for original construction sold/furnished on credit (IC 32-28-3-1(i)). Lien recording deadline: file 'statement and notice of intention to hold a lien' in county recorder within 60 days for Class 2 (residential) or within 90 days otherwise (IC 32-28-3-3). Enforcement: foreclosure action must be commenced not later than 1 year after the lien was recorded (IC 32-28-3-6).
Statutory sources: IC 32-28-3-1(h),(i); IC 32-28-3-3; IC 32-28-3-6. Read the Indiana lien statute.
File your Indiana mechanics lien
We calculate the Indiana 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.
Indiana mechanics lien FAQ
How long do I have to file a mechanics lien in Indiana?
Do I need to send a preliminary notice in Indiana?
Does a Indiana mechanics lien need to be notarized?
Where is a mechanics lien filed in Indiana?
How long is a Indiana mechanics lien valid?
Can a subcontractor file a mechanics lien in Indiana?
More Indiana lien tools
This page summarizes Indiana 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.