Minnesota Mechanics Lien
Deadlines & Filing Rules
Every notice, deadline, and recording requirement for a Minnesota construction lien, drawn from Minn. Stat. §§ 514.011, 514.08, 514.12 and the same rule engine that calculates deadlines for our filing customers.
Minnesota lien rules at a glance
- Preliminary notice
- Required for every claimant, including the general contractor
- Lien filing deadline
- within 120 days after last furnishing labor or materials
- Notarization
- Required
- The lien claim must be sworn to under oath
- Where to record
- County recorder where the property sits
- E-recording
- Varies by county
- Ask the recording office whether it accepts electronic recording before you rely on it.
- Enforcement deadline
- Within 1 year after last furnishing labor or materials
Who can file a mechanics lien in Minnesota
Lien rights depend on where you sit in the contracting chain. Tenant-ordered improvements can support a lien in Minnesota.
| Claimant | Lien rights in Minnesota |
|---|---|
| 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 |
Minnesota mechanics lien deadlines
Required for every claimant, including the general contractor. Preliminary notices go to the property owner by certified mail.
Calculate your Minnesota deadlines
Enter your role and project dates to turn the rules below into calendar dates. For other states, use the mechanics lien deadline calculator.
Choose your role to see which dates you need.
Your deadlines
| Document | Who | Deadline |
|---|---|---|
| Passed |
liens are filed through the courts by an attorney. Get matched with a lien attorney.
We can prepare and record the lien for you before the deadline. Start your lien.
These dates come from the same rules our lien filing service uses. They are not moved for weekends or holidays. Deadlines turn on facts specific to your project. Confirm with counsel before relying on them.
Preliminary notice deadline
The notice that preserves lien rights before any payment problem exists.
| Who | Project type | Deadline |
|---|---|---|
| General contractors | All projects | Put the statutory lien notice in the written contract. If there is no written contract, deliver the notice to the owner personally or by certified mail within 10 days after the work is agreed upon. |
| Subcontractors, sub-subcontractors, suppliers to the owner, suppliers to the general contractor, and suppliers to a subcontractor | All projects | Within 45 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 | All projects | Within 120 days after last furnishing labor or materials |
Minnesota 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 Minnesota lien
Recording the lien
Record with the county recorder where the property sits. Whether electronic recording is accepted varies by county, so confirm with the recording office and 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 promptly after recording. To keep the lien alive it must be enforced by lawsuit within 1 year after last furnishing labor or materials.
Wrongful lien exposure
No lien exists 'for any amount' if the claimant knowingly demanded more than is justly due in the lien statement, so a knowingly overstated lien is lost entirely. The statute does not award damages or fees.
Practitioner notes for Minnesota
Minnesota requires notice from almost everyone on the job. A contractor who deals directly with the owner must put the statutory lien notice in the written contract; if there is no written contract, the notice must be delivered personally or by certified mail within 10 days after the work is agreed upon (Minn. Stat. § 514.011, subd. 1). A subcontractor or supplier must give the owner written notice personally or by certified mail no later than 45 days after first furnishing labor, skill or materials (§ 514.011, subd. 2). That notice is not required on nonresidential improvements of more than 5,000 usable square feet (subd. 4c); other exceptions exist, so confirm with counsel. The lien ends 120 days after the last work or materials unless, within that period, a lien statement is filed for record with the county recorder (or the registrar of titles for registered land) and served on the owner (§ 514.08, subd. 1). The statement must be verified by oath. To enforce, the claimant must file a complaint or answer with the court administrator within one year after the last item of the claim shown in the recorded statement (§ 514.12, subd. 3). Be careful with the amount: no lien exists "for any amount" if the claimant knowingly demanded more than is justly due (§ 514.74).
These notes summarize the statute as we read it.
Statutory sources: Minn. Stat. §§ 514.011, 514.08, 514.12. Read the Minnesota lien statute. Deadlines turn on facts specific to your project. Confirm with counsel before relying on them.
File your Minnesota mechanics lien
We calculate the Minnesota 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.
Minnesota mechanics lien FAQ
How long do I have to file a mechanics lien in Minnesota?
Do I need to send a preliminary notice in Minnesota?
Does a Minnesota mechanics lien need to be notarized?
Where is a mechanics lien filed in Minnesota?
How long is a Minnesota mechanics lien valid?
Can a subcontractor file a mechanics lien in Minnesota?
More Minnesota lien tools
This page summarizes Minnesota 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.