Washington Mechanics Lien
Deadlines & Filing Rules
Every notice, deadline, and recording requirement for a Washington construction lien, drawn from RCW 60.04.031, 60.04.091, 60.04.141, 60.04.171 and the same rule engine that calculates deadlines for our filing customers.
Washington lien rules at a glance
- Preliminary notice
- Required for subcontractors, sub-subcontractors, and suppliers
- Lien filing deadline
- within 90 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 8 months after the lien is recorded
Who can file a mechanics lien in Washington
Lien rights depend on where you sit in the contracting chain. Tenant-ordered work can reach the owner's interest in Washington only where the owner consented to or required the improvements. Owner-occupied residential projects carry extra notice requirements in Washington; missing them can cost the lien entirely.
| Claimant | Lien rights in Washington |
|---|---|
| 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 |
Washington mechanics lien deadlines
Required for subcontractors, sub-subcontractors, and suppliers. Preliminary notices go to the property owner 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 10 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 90 days after last furnishing labor or materials |
Washington 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 Washington 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 14 days of recording. To keep the lien alive it must be enforced by lawsuit within 8 months after the lien is recorded.
Wrongful lien exposure
In Washington, a wrongful lien claimant can be ordered to pay the owner's attorney fees and costs. RCW 60.04.081/171: frivolous lien motion; court may award costs and reasonable attorney fees; damages possible.
Practitioner notes for Washington
Residential notice: for owner-occupied single-family residences, certain lien claimants (notably material suppliers) must provide the statutory pre-claim notice (RCW 60.04.031). This sheet encodes a 10-day after first furnishing proxy; statute timing is tied to first delivery/provision and form content. Lien filing: record claim of lien within 90 days after last furnishing labor/materials/equipment (RCW 60.04.091). Serve copy of recorded claim of lien on the owner within 14 days after filing (RCW 60.04.091). Enforcement: commence action to foreclose within 8 months after claim filed (RCW 60.04.141). Frivolous lien remedies: motion to release + attorney fees (RCW 60.04.171).
Statutory sources: RCW 60.04.031, 60.04.091, 60.04.141, 60.04.171. Read the Washington lien statute.
File your Washington mechanics lien
We calculate the Washington 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.
Washington mechanics lien FAQ
How long do I have to file a mechanics lien in Washington?
Do I need to send a preliminary notice in Washington?
Does a Washington mechanics lien need to be notarized?
Where is a mechanics lien filed in Washington?
How long is a Washington mechanics lien valid?
Can a subcontractor file a mechanics lien in Washington?
More Washington lien tools
This page summarizes Washington 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.