Lien deadlines run from the days you actually worked or delivered materials, or from project completion, never from your invoice. Most states give 90 to 120 days to file the lien itself, New York gives up to 8 months, and many states require a preliminary notice within the first 15 to 45 days of the job.
Use the free calculator to get every date for your job.
Why invoice dates are the wrong start date
Contractors often count from the date they billed. The statutes count from when work was performed or materials were furnished, or from completion of the project. If you finished in March and invoiced in April, a Florida lien is still due 90 days after the March work, not the April invoice. In a survey of subcontractors, 56% said they had missed a critical lien deadline in the past two years.
Two other dates trip people up: warranty or punch-list work usually does not restart the clock, and in California and Arizona the owner can shorten your window by recording a notice of completion.
Deadlines in 10 states
Private projects. Deadlines can change with retainage claims, contract terms and recorded notices.
| State | Preliminary notice | File the lien | Sue to enforce | Statute |
|---|---|---|---|---|
| California | 20 days after first furnishing (most claimants not hired by the owner) | Earlier of 90 days after project completion, or 30 days (subs) / 60 days (direct contractors) after a recorded notice of completion | 90 days after recording | Civ. Code §§ 8204, 8412, 8414, 8460 |
| Texas | Subs and suppliers: 15th day of the 3rd month after each month worked (2nd month, residential) | 15th day of the 4th month after the last month worked (3rd month, residential) | 1 year after the last day to file | Prop. Code §§ 53.052, 53.056, 53.158 |
| Florida | Notice to Owner within 45 days of starting (subs and suppliers) | 90 days after final furnishing | 1 year after recording | Fla. Stat. §§ 713.06, 713.08, 713.22 |
| New York | None | 8 months after completion or final work (4 months, single-family home) | Lien lasts 1 year after filing unless extended or foreclosed | Lien Law §§ 10, 11, 17 |
| Georgia | Optional notice of lien rights within 30 days; notice to contractor if a Notice of Commencement was filed | 90 days after completing work or last delivery | 365 days after filing | O.C.G.A. §§ 44-14-361.1, 361.3, 361.5 |
| Arizona | 20-day preliminary notice (all claimants except wage laborers) | 120 days after completion, or 60 days after a recorded notice of completion | 6 months after recording | A.R.S. §§ 33-992.01, 33-993, 33-998 |
| Washington | Notice to owner within 60 days of first furnishing (subs not hired by the prime) | 90 days after last furnishing | 8 months after recording | RCW 60.04.031, .091, .141 |
| North Carolina | Notice to lien agent within 15 days ($40,000+ projects with a lien agent) | 120 days after last furnishing | 180 days after last furnishing | G.S. 44A-11.2, 44A-12, 44A-13 |
| Colorado | Notice of intent at least 10 days before recording | 4 months after last work | 6 months after last work | C.R.S. §§ 38-22-109, 38-22-110 |
| Illinois | Subs: notice to owner within 90 days after completing work (60 days for owner-occupied homes) | 4 months after completion to bind buyers and lenders | 2 years after completion | 770 ILCS 60/7, 60/9, 60/21, 60/24 |
How long each state gives you
The same job in each state: a contractor hired by the owner on a commercial project whose last day of work was March 2, 2026.
Worked example: Texas
Texas counts to the 15th day of a later month, so the month you worked matters more than the day. Take a subcontractor on a commercial project who worked from January 20 to March 2, 2026, and hasn’t been paid for any of it.
| Step | Rule | Deadline |
|---|---|---|
| Notice for January work | 15th day of the 3rd month after January | April 15, 2026 |
| Notice for February work | 15th day of the 3rd month after February | May 15, 2026 |
| Notice for March work | 15th day of the 3rd month after March | June 15, 2026 |
| Lien affidavit | 15th day of the 4th month after March | July 15, 2026 |
| Lawsuit | 1 year after the last day to file | July 15, 2027 |
On a residential project, each step moves one month earlier. Source: Tex. Prop. Code § 53.052, for contracts entered on or after January 1, 2022.
Notices before the lien
Many states won’t let you file a lien unless you sent a notice early in the job, often before anyone knows there will be a payment problem.
- California and Arizona: a 20-day preliminary notice. Sent late, it only covers work from the 20 days before it was served.
- Florida: a Notice to Owner within 45 days of starting. Missing it is a complete defense to the lien.
- Texas: a notice for each month of unpaid work, by the 15th day of the third month after that month (second month on residential jobs).
- Washington: a notice to owner that only covers the 60 days before it is sent.
- Colorado: a notice of intent at least 10 days before recording the lien.
After you file
Filing the lien is not the last step. Most states require you to send the owner a copy within a short window, and every state sets a deadline to file a lawsuit to enforce the lien. Miss that and the lien expires. In California that is 90 days after recording; in Washington, 8 months; in Florida, 1 year.
What the research shows
of subcontractors say they missed a critical lien deadline in the past two years.
Source: Siteline, 2026 State of Subcontractor Billing Reportis the estimated cost of slow payments to the US construction industry in 2024.
Source: Rabbet, 2024 Construction Payments Reportto serve a Notice to Owner in Florida. Missing it is a complete defense to the lien.
Source: Fla. Stat. § 713.06Questions
What is a mechanics lien?
A legal claim against the property you improved, available to contractors, subcontractors and suppliers who aren’t paid. It can force payment from the property owner, but only if every notice and filing deadline is met.
Does the deadline start from my invoice date?
No. Deadlines run from when work was performed or materials were delivered, or from completion of the project, depending on the state. Invoice dates don’t count.
Can warranty work extend the deadline?
Generally no. Corrective or warranty work does not restart the clock in most states.
What happens if I miss a deadline?
In most states the lien right is lost for that work. You may still sue the party you contracted with, but you lose the security of a claim against the property.
Are public projects different?
Yes. Public property usually can’t be liened; claimants use payment bond claims, which have their own notice deadlines.
Sources
- Siteline, 2026 State of Subcontractor Billing Report
- Rabbet, 2024 Construction Payments Report
- Fla. Stat. § 713.06
- Tex. Prop. Code § 53.052
- Cal. Civ. Code § 8412
- N.Y. Lien Law § 10
- A.R.S. § 33-993
- RCW 60.04.091
- G.S. 44A-12
- Fla. Stat. § 713.08
- Ezel, 50-state mechanics lien deadline survey
This guide gives general information, not legal advice. Lien laws change and depend on your contract and project type. Confirm with the current statute or a construction attorney in your state. Last checked October 21, 2026.