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
- Not generally available; plan on paper recording
- 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.
Preliminary notice deadline
The notice that preserves lien rights before any payment problem exists.
| Who | Project type | Deadline |
|---|---|---|
| General contractors | All projects | At the contract date (see the notes below for the statutory schedule) |
| 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. 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 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
Minnesota 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 Minnesota
Direct contractor notice: must include statutory lien notice in written contract; if no written contract, deliver personally or by certified mail within 10 days after work is agreed upon (Minn. Stat. §514.011 subd. 1). Subcontractor/supplier notice: must be given personally or by certified mail within 45 days after first furnishing (Minn. Stat. §514.011 subd. 2), subject to statutory exceptions (e.g., certain >4-unit residential and certain >5,000 sq ft nonresidential improvements). Lien statement: lien ceases 120 days after last work/materials unless within that period the lien statement is filed and a copy served personally or by certified mail on the owner/agent or person who contracted (Minn. Stat. §514.08 subd. 1). Statement must be verified by oath and include first/last furnishing dates and acknowledgement of service and, if applicable, §514.011 notice (Minn. Stat. §514.08 subd. 2). Enforcement: must commence action (complaint/answer) within 1 year after the date of the last item stated in the recorded lien statement; lis pendens absence after that year is conclusive as to bona fide purchasers (Minn. Stat. §514.12 subd. 3).
Statutory sources: Minn. Stat. §§ 514.011, 514.08, 514.12. Read the Minnesota lien statute.
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.