ME · Mechanics Lien Law
Maine Mechanics Lien Law: Deadlines, Notices & Filing Guide
Maine mechanics lien recording runs under 10 M.R.S. § 3253, with foreclosure timing addressed in § 3255 and public works bonds governed by 14 M.R.S. § 871. The state's combined 210-day recording-to-lawsuit window rewards early action.
Maine mechanics lien deadlines at a glance
Preliminary notice is recommended, though not required, on Maine private projects. A filing with the Registry of Deeds helps protect the claimant against bona fide purchasers and should be refreshed every 120 days to remain effective.
A Maine mechanics lien must be recorded within 90 days of the claimant's last furnishing of labor or materials, under 10 M.R.S. § 3253. Foreclosure must then be commenced within 120 days of recording, creating a combined 210-day window from last furnishing to lawsuit under 10 M.R.S. § 3255.
Foreclosure must be commenced within 120 days after recording the lien, meaning the total time from last furnishing to filing suit is 210 days.
On Maine public works, a bond claimant must serve written notice within 90 days of last furnishing labor or materials. That notice is mandatory for claimants without a direct contract with the general contractor and recommended even for those in direct privity with the contractor.
Primary statute
10 M.R.S. § 3253 · 14 M.R.S. § 871
Who can file a mechanics lien in Maine?
Contractors, subcontractors, sub-subcontractors, material suppliers, and, where the statute allows, design professionals who furnished labor, materials, or services to a Maine project may claim a lien.
Overview of Maine lien practice
Maine compresses the entire lien-to-lawsuit process into a tight 210-day window: 90 days to record under 10 M.R.S. § 3253, then only another 120 days to commence foreclosure under § 3255. That combined timeline leaves little room for delay once last furnishing occurs, so claimants should begin preparing their lien paperwork well before the 90-day mark rather than waiting until it approaches. While preliminary notice is not mandatory, filing one with the Registry of Deeds is a sound practice because it helps protect against bona fide purchasers, though it must be refreshed every 120 days to stay effective. On public projects, where the property itself is not lienable, claimants must instead serve a bond claim notice within 90 days of last furnishing, a requirement that is mandatory for sub-tier claimants and simply prudent for those with direct contractor privity. Given Maine's short overall timeline, tracking the last-furnishing date accurately and recording in the correct registry are essential first steps toward preserving lien rights.
Common pitfalls on Maine projects
Missing the 210-day combined deadline
Because recording and foreclosure together must happen within 210 days of last furnishing, delaying either step risks losing lien rights entirely.
Forgetting to refile the recommended notice
A voluntary Registry of Deeds filing only protects against bona fide purchasers if refiled every 120 days.
Missing the certificate recording deadline after suit
A clerk's certificate or attested complaint must be recorded with the Registry of Deeds within 60 days of filing suit to maintain the lien's effect.
Maine mechanics lien FAQs
When must a mechanics lien be recorded in Maine?
Within 90 days of the claimant's last furnishing of labor or materials, under 10 M.R.S. § 3253.
Is preliminary notice required in Maine?
No, though a Registry of Deeds filing is recommended and should be refiled every 120 days to protect against bona fide purchasers.
How long do I have to enforce a lien in Maine?
Foreclosure must be commenced within 120 days of recording, making the total window 210 days from last furnishing.
What about Maine public projects?
A bond claimant must serve written notice within 90 days of last furnishing, mandatory for sub-tier claimants and recommended for those in direct contractor privity.
Filing a Maine 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.