IL · Mechanics Lien Law
Illinois Mechanics Lien Law: Deadlines, Notices & Filing Guide
Illinois mechanics lien law (770 ILCS 60) requires careful tracking of the 90-day subcontractor notice and the 4-month recording window. Public projects fall under the Public Construction Bond Act (30 ILCS 550).
Illinois mechanics lien deadlines at a glance
Subcontractors and suppliers must serve a 90-day notice on the owner under § 24 to preserve lien rights on residential and commercial work.
Record within 4 months of last work to be enforceable against subsequent third parties; within 2 years to be enforceable against the owner.
Suit to foreclose must be filed within 2 years of last work.
Public-project claimants must serve notice of claim on the contractor and public body within 180 days of last work under 30 ILCS 550/2.
Primary statute
Illinois Mechanics Lien Act, 770 ILCS 60 · Illinois Public Construction Bond Act, 30 ILCS 550
View official statuteWho can file a mechanics lien in Illinois?
General contractors, subcontractors, sub-subcontractors, material suppliers, and design professionals who furnished labor or materials with the owner's knowledge.
Overview of Illinois lien practice
Illinois is one of the most litigated mechanics-lien jurisdictions in the country. The Mechanics Lien Act protects a broad class of contractors, subcontractors, suppliers, and design professionals — but enforcement is procedurally strict. Subcontractors must serve the owner with a written notice of claim within 90 days of last furnishing labor or materials. The lien itself must be recorded within four months of last work to bind subsequent purchasers and lenders, and suit to foreclose must follow within two years. Owners and lenders can also serve a § 34 demand requiring suit within 30 days, which traps unprepared claimants.
Common pitfalls on Illinois projects
Missing the 90-day subcontractor notice
Subcontractors and suppliers who do not have a direct contract with the owner forfeit lien rights if the § 24 notice is not served within 90 days of last work.
Serving the wrong owner of record
Title can change mid-project. Notices and recorded liens must name the owner as reflected in the recorder's office on the date of recording.
Treating warranty or punch-list work as 'last work'
Illinois courts routinely strike liens that calculate the deadline from corrective or warranty visits rather than substantial last work.
Recording on a public project
There is no mechanics lien against public property in Illinois. Public claimants must file a bond claim under 30 ILCS 550, not a recorded lien.
Illinois mechanics lien FAQs
How long do I have to file a mechanics lien in Illinois?
To bind third parties, the lien must be recorded within four months of the last day labor or materials were furnished. To enforce against the owner only, the outer deadline is two years.
Do I need to send a preliminary notice in Illinois?
Subcontractors and suppliers without a direct contract with the owner must serve a 90-day notice under § 24 of the Mechanics Lien Act. General contractors with a direct owner contract are not required to serve a 90-day notice.
What happens on public construction projects?
Mechanics liens cannot attach to public property. Claimants must file a bond claim under the Illinois Public Construction Bond Act, 30 ILCS 550, generally within 180 days of last work.
What is a § 34 demand?
Owners or lenders may serve a 30-day demand requiring the lien claimant to commence a foreclosure suit. Failure to file within 30 days forfeits the lien.
Filing a Illinois mechanics lien or bond claim?
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This page is general information and not legal advice. Statutes change — verify against the official text linked above.