Indiana Mechanics Lien Guide
Deadlines • Notices • Filing Requirements • Step-By-Step Instructions
Indiana’s lien laws are governed by the Indiana Code (IC) § 32-28-3 (Mechanics Liens). If you provide labor, materials, or improvements to real property in Indiana, this guide explains everything you need to protect your payment rights: deadlines, required notices, forms, and how to file a lien step-by-step.
Keep in mind that can be used Indiana Mechanics Lien, Construction Lien, and Notice of Intention to Hold Lien interchangeably.
LET’S LEARN THE BASICS ABOUT INDIANA CONSTRUCTION LIEN:
⭐ Who Can File a Mechanics Lien in Indiana?
Indiana gives lien rights to anyone who improves real property, including:
General contractors
Restoration contractors
Subcontractors
Sub-subcontractors
Material suppliers
Laborers
Lessors of equipment
Architects, engineers, surveyors, and other professionals
If you furnish labor, materials, equipment, or professional services, you likely have lien rights under Indiana law. Note: Suppliers to suppliers generally do not have lien rights.
⭐ Indiana Lien Deadlines (Critical)
LIEN IT OR LOSE IT! Indiana construction lien deadlines are short and cannot be extended. Missing a deadline = losing your construction lien rights.
The deadline to file the lien depends on the project type:
Deadline #1: to File an Indiana Mechanics Lien (Notice of Intention to Hold Lien)
Residential projects: You must file the lien within 60 days of your last furnishing labor or materials.
Non-Residential: You must file the lien within 90 days of your last furnishing labor or materials.
If you miss the 60-day or 90-day window → your lien will be invalid and unenforceable.
Deadline #2: to Enforce the Indiana Mechanics Lien
If you remain unpaid, you must enforce the Indiana Lien by filing a foreclosure lawsuit:
Standard Deadline: within 1 year of recording the lien.
Shortened Deadline: If the property owner serves you with a written Notice to Commence Suit, you must file your foreclosure lawsuit within 30 days of receipt of that notice, or the lien will be lost.
Before you can file an Ohio construction lien, you must understand whether a Preliminary Notice is required. This notice protects your lien rights.
⭐ Preliminary Notice Requirement: Notice of Lien Rights
Subcontractors and suppliers on residential projectsmust send a preliminary notice, known as a Notice of Lien Rights, to protect their claim. This notice is a condition precedent to filing a valid lien on residential property.
Who needs to file: Subcontractors, suppliers, and others who do not have a direct contract with the owner on residential projects. General Contractors skip this step.
Existing Residential/Remodel: Notice must be given to the owner within 30 days of first furnishing.
New Residential Construction: Notice must be given to the owner AND filed with the County Recorder within 60 days of first furnishing.