TN · Mechanics Lien Law
Tennessee Mechanics Lien Law: Deadlines, Notices & Filing Guide
This guide covers Tennessee mechanics lien and public bond claim rules under T.C.A. § 66-11-112 for private work and T.C.A. § 12-4-205 for public projects. Because deadlines track both monthly furnishing and overall completion, careful date tracking from the first day on site is essential.
Tennessee mechanics lien deadlines at a glance
Remote contractors in Tennessee must serve a sworn Notice of Nonpayment on both the owner and the prime contractor within 90 days after the last day of each month in which they furnished unpaid labor or materials. This is a recurring, month-by-month obligation rather than a single filing, and skipping it for any given month forfeits lien rights tied to that month's work.
When no Notice of Completion has been filed, a Tennessee lien must be recorded within 90 days of actual completion of the project under T.C.A. § 66-11-112. Because the deadline is tied to overall project completion rather than the claimant's own last day of work, contractors should confirm completion status before assuming their filing window has closed.
A recorded Tennessee lien must be enforced by suit within 90 days of recording, though service of a demand to commence lawsuit on the claimant shortens that window to just 60 days.
On Tennessee public works, a claimant must serve written notice of its bond claim on the prime contractor and surety within 90 days of the project's overall completion. Missing that window generally cuts off the right to recover against the payment bond.
Primary statute
T.C.A. § 66-11-112 · T.C.A. § 12-4-205
Who can file a mechanics lien in Tennessee?
Tennessee allows contractors, subcontractors, sub-subcontractors, material suppliers, and qualifying design professionals who furnished labor, materials, or services to a project to claim a mechanics lien.
Overview of Tennessee lien practice
Tennessee's lien system places unusual weight on monthly recordkeeping. Remote contractors must send a sworn Notice of Nonpayment covering every month in which they performed unpaid work, and missing even one month's notice can forfeit lien rights for that period alone, making a disciplined monthly billing and notice calendar essential. The 90-day recording deadline under T.C.A. § 66-11-112 runs from actual completion when no Notice of Completion has been filed, so claimants need to independently verify completion status rather than assume their own last day on the job controls. Once a lien is recorded, the enforcement window is short, and a demand to commence lawsuit can compress it further, so claimants should be prepared to litigate promptly rather than wait. As in every state, recording must occur in the correct county against the correct record owner, and federal property remains outside the reach of the state lien statute. Certified mail with return receipt is a sound practice for every required notice in this state.
Common pitfalls on Tennessee projects
Waiting on your own last day of work
When no Notice of Completion is filed, the 90-day recording window runs from actual completion of the project, so confirm project completion status rather than assuming your last invoice started the clock.
Ignoring a demand to commence suit
The 90-day enforcement window collapses to 60 days once a demand to commence a lawsuit is served on the claimant, so that demand has to be docketed the day it arrives.
Missing a monthly Notice of Nonpayment
Failing to serve a timely Notice of Nonpayment for any given month forfeits lien rights tied specifically to that month's work.
Not documenting notice service
Notices should be sent by certified mail with return receipt requested, and proof of service should be retained in case enforcement becomes necessary.
Tennessee mechanics lien FAQs
When must a mechanics lien be recorded in Tennessee?
Remote claimants must record a sworn statement of lien within 90 days after actual completion of the improvement when no Notice of Completion has been filed, per T.C.A. § 66-11-112.
Is preliminary notice required in Tennessee?
Remote contractors must serve a sworn Notice of Nonpayment on the owner and prime contractor within 90 days after the end of each month in which they furnished unpaid labor or materials.
How long do I have to enforce a lien in Tennessee?
Suit must be commenced within 90 days of recording the lien, though a served demand to commence lawsuit shortens that period to 60 days.
What about Tennessee public projects?
A claimant must serve written bond claim notice on the prime contractor and surety within 90 days of the project's overall completion.
Filing a Tennessee 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.