District of Columbia Construction Lien FAQ

In Washington, DC, a mechanics lien must be filed within 90 days of the claimant’s last furnishing of labor or materials to the project. This deadline is calculated from the last day lienable work was actually performed or materials were supplied.  

No. The District of Columbia does not require subcontractors, suppliers, or contractors to send a preliminary notice, notice to owner, notice of furnishing, or notice of intent to lien before filing a mechanics lien. Lien rights in DC are preserved solely through timely filing and proper service of the mechanics lien itself. Because there is no early notice requirement, contractors must be especially careful to meet the filing and service deadlines.

Mechanics lien rights in the District of Columbia are available to contractors, subcontractors, material suppliers, laborers, and qualifying design professionals such as architects and engineers, provided their work improves private real property. Mechanics liens do not apply to public projects, which are instead protected by payment bond remedies.

If the DC mechanics lien is not filed within the 90-day deadline, all lien rights are permanently lost. DC law does not allow extensions, grace periods, or equitable exceptions. Even if the owner admits the debt or had actual notice of the unpaid work, the court cannot revive lien rights once the deadline passes.

A DC mechanics lien must be filed with the Recorder of Deeds for the District of Columbia. Filing the lien places it into the public land records, alerting property owners, lenders, and title companies that a claim exists against the property. Filing with the wrong office or failing to meet recording requirements can invalidate the lien even if it was otherwise timely. 

After the DC mechanics lien is filed, the claimant must file a lawsuit to foreclose the lien within 180 days of the lien filing date. Filing the lien alone does not result in payment. If no foreclosure action is filed within this 180-day window, the lien automatically expires and becomes unenforceable by operation of law.

A valid DC mechanics lien must clearly and accurately identify the parties, the property, and the basis of the claim. The lien should include the claimant’s information, the property owner’s information, a description of the labor or materials provided, the exact unpaid amount claimed, and a sufficient description of the property. 

No. DC law does not impose a minimum or maximum dollar amount for filing a mechanics lien. However, the lien amount must reflect the actual unpaid balance owed for labor or materials provided. Overstating the lien amount or including unsupported charges can jeopardize the validity of the lien.

Yes. DC law allows multiple mechanics liens against the same property. Each unpaid contractor, subcontractor, supplier, or design professional may file a separate lien for the amount owed to them. 

If the customer pays you the full amount owed after you have recorded a lien, you have a legal obligation to formally clear the lien from the property records.

You must prepare and file a DC Discharge of Lien (or Release of Lien) with the same office where the original lien was recorded.