Washington Construction Lien Guide
Washington mechanics lien law is governed by the Washington Lien Law (Lien Law §§ 1–79-a).
If you provide labor, materials, equipment, or professional services that improve real property in Washington and are not paid, this guide explains how to protect your lien rights.
Keep in mind that Washington Mechanics Lien, Construction Lien and Claim of Liencan be used interchangeably.
LET’S LEARN THE BASICS OF WASHINGTON CONSTRUCTION LIEN
⭐ Who Can File a Mechanics Lien in Washington?
Washington grants construction lien rights to:
General contractors
Subcontractors
Sub-subcontractors
Material suppliers
Equipment rental companies
Laborers
Architects, engineers, surveyors, and other design professionals
However, notice requirements depend on your role and the project type.
⭐ Washington Lien Deadlines (Critical)
All Washington mechanics lien deadlinesare calculated from the claimant’s last date of furnishing labor, materials, equipment, or professional servicesto the project. This date is critical because it governs both the deadline to record the lien and the deadline to enforce it, and Washington courts apply these deadlines strictly and without exception.
The last date of furnishing generally means the final day substantial, contract-related work or materials were provided as part of the original scope of work or an approved change. Minor punch-list work, warranty repairs, inspections, or corrective work performed after substantial completion do not extendWashington lien deadlines.
Deadline #1 — Serve your Pre-Claim of Lien Notice
This is Washington’s version of a preliminary notice, and it is one of the most commonly missed requirements. Serve the Washington preliminary notice within 60 days of first furnishing.
Deadline #2 — Record the Washington Mechanics Lien
A Washington mechanics lien must be recorded:
Within ninety (90) days of the claimant’s last date of furnishing
The lien is recorded with the County Auditor/Recorder in the county where the property is located.
Missing this deadline results in a complete loss of lien rights.
Deadline #3 — Send Washington Notice of Intent to Foreclose (Enforcement Stage)
Washington does not require a Notice of Intent to Lien before filing. However, enforcement requires formal legal action.
Deadline #4 — Enforce the Washington Mechanics Lien
To enforce a Washington lien, the claimant must file a foreclosure lawsuit:
Within eight (8) months after the lien is recorded
If no action is filed within this period, the lien expires automatically.
BEFORE YOU CAN FILE A WASHINGTON CONSTRUCTION LIEN, YOU MUST UNDERSTAND WHETHER A PRE-CLAIM OF LIEN NOTICE IS REQUIRED. THIS NOTICE PROTECTS YOUR LIEN RIGHTS AND IS MANDATORY FOR MOST SUBCONTRACTORS AND SUPPLIERS.
⭐ Washington Pre-Claim of Lien Notice
The Pre-Claim of Lien Notice is Washington’s version of a preliminary notice. Its purpose is to alert the property owner early in the projectthat subcontractors, suppliers, or other lower-tier parties are furnishing labor, materials, equipment, or services and may later claim lien rights if they are not paid.
This notice helps protect property owners from hidden lien claims while preserving lien rights for parties who do not have a direct contract with the owner.
Who Must Send a Washington Pre-Claim of Lien Notice?
You must send a Washington Pre-Claim of Lien Notice if both of the following are true:
You do NOT have a direct contract with the property owner, and
You are:
A subcontractor
A sub-subcontractor
A material supplier
An equipment rental company
A design professional
Who DOES NOT need to send a Washington Pre-Claim of Lien Notice?
General contractors with a direct contract with the owner
Any claimant in direct privity with the owner
What is Washington’s Pre-Claim of Lien Notice Deadline
Washington Pre-Claim of lien must be received by the owner within 60 days of first furnishing labor, materials, equipment, or services
When do I serve Washington’s Pre-Claim of Lien Notice Deadline
The Washington Pre-Claim of Lien Notice must be received by the property owner within sixty (60) days of the claimant’s first furnishing of labor, materials, equipment, or professional servicesto the project.
Service must be completed by an approved method:
Certified mail
Registered mail
Personal service
Proof of service should always be retained.