MS · Mechanics Lien Law
Mississippi Mechanics Lien Law: Deadlines, Notices & Filing Guide
Mississippi mechanics lien and bond claim deadlines under Miss. Code Ann. § 85-7-405 / § 85-7-141 (private) and § 31-5-51 (public), from My Lien Lawyer. Filing runs 90 days from last furnishing, with a separate 30-day preliminary notice for sub-tier claimants.
Mississippi mechanics lien deadlines at a glance
Sub-tier claimants on Mississippi private projects must serve a preliminary notice within 30 days of first furnishing labor or materials. This early notice is separate from, and in addition to, the residential Pre-Lien Notice required shortly before filing on single-family projects.
A Mississippi mechanics lien must be filed within 90 days of the claimant's last furnishing of labor or materials, under Miss. Code Ann. § 85-7-405 / § 85-7-141. On single-family residential projects, non-direct claimants must also serve a Pre-Lien Notice at least 10 days before filing.
A foreclosure lawsuit on the lien must be commenced within 180 days of recording.
A claimant on a Mississippi public works payment bond must serve written notice within 90 days of last furnishing labor or materials. This notice is mandatory for sub-tier claimants and recommended, though not strictly required, for those in direct contract with the general contractor.
Primary statute
Miss. Code Ann. § 85-7-405 / § 85-7-141 · Miss. Code Ann. § 31-5-51
Who can file a mechanics lien in Mississippi?
Mississippi allows contractors, subcontractors, sub-subcontractors, material suppliers, and, where the statute permits, design professionals to file a lien for labor, materials, or services furnished to the improvement.
Overview of Mississippi lien practice
Mississippi claimants face a compressed timeline compared with many states: a 90-day filing window from last furnishing, followed by an even tighter 180-day deadline to commence a foreclosure suit once the lien is recorded. Sub-tier claimants carry an additional obligation to serve a preliminary notice within 30 days of first furnishing on private projects, and single-family residential work adds a further Pre-Lien Notice requirement at least 10 days before filing. Because these notice and filing windows stack on top of one another, tracking first furnishing and last furnishing separately from day one is essential rather than optional. The lien itself must be filed in the proper county and must correctly identify the record owner to withstand challenge. Public project claimants operate under a parallel bond claim framework requiring notice within 90 days of last furnishing, with direct contractors encouraged, though not obligated, to give the same notice. Federal property remains outside any of these state remedies, so claimants working on federal jobs in Mississippi need to look to federal payment protections instead.
Common pitfalls on Mississippi projects
Foreclosure suit window is short
The 180-day deadline to commence a foreclosure lawsuit after recording is shorter than in many other states and leaves little room for delay.
Sub-tier claimants need the 30-day notice
Sub-tier claimants on private projects must serve a preliminary notice within 30 days of first furnishing or risk their lien rights.
Residential jobs add a second notice
On single-family residential projects, non-direct claimants must also serve a Pre-Lien Notice at least 10 days before filing the lien, on top of the 30-day preliminary notice.
Mississippi mechanics lien FAQs
When must a mechanics lien be recorded in Mississippi?
Within 90 days of last furnishing labor or materials; on single-family residential projects, non-direct claimants must also serve a Pre-Lien Notice at least 10 days before filing.
Is preliminary notice required in Mississippi?
Sub-tier claimants on private projects must serve a preliminary notice within 30 days of first furnishing to protect their lien rights.
How long do I have to enforce a lien in Mississippi?
A foreclosure lawsuit must be commenced within 180 days of recording the lien.
What notice applies to Mississippi public projects?
A bond claimant must serve written notice within 90 days of last furnishing; this is required for sub-tier claimants and recommended for those working directly with the general contractor.
Filing a Mississippi mechanics lien or bond claim?
My Lien Lawyer coordinates mechanics lien filings, bond claims, and construction collections in Mississippi — directly or through our vetted local-counsel network. The first call is free.
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This page is general information and not legal advice. Statutes change — verify against the official text linked above.