WA · Mechanics Lien Law
Washington Mechanics Lien Law: Deadlines, Notices & Filing Guide
This overview explains Washington mechanics lien and public bond claim deadlines under RCW 60.04.091 and RCW 39.08.010 & RCW 60.28.011. With a strict 90-day recording window and separate 30- and 45-day public notice deadlines, tracking dates from first furnishing is critical.
Washington mechanics lien deadlines at a glance
On commercial and remodel projects, claimants without a direct contract with the owner must serve a preliminary notice within 60 days of first furnishing labor or materials. A late notice still relates back to protect work performed in the 60 days (or 10 days on residential jobs) before service, but any earlier work remains unprotected.
A Washington claim of lien must be recorded with the county auditor within 90 days of the claimant's last furnishing of labor, services, or materials, under RCW 60.04.091. Notably, warranty or repair work performed after substantial completion does not extend this 90-day window.
A foreclosure action on a Washington lien must be commenced within 8 calendar months of recording, and the owner must then be served with the summons and complaint within 90 days of filing suit.
Washington public projects carry two separate notice deadlines: a payment bond claim notice must be filed within 30 days of the public entity's acceptance of the project, while a retainage lien notice must be filed within 45 days of that same acceptance. Claimants should calendar both deadlines separately since they serve different funds.
Primary statute
RCW 60.04.091 · RCW 39.08.010 & RCW 60.28.011
Who can file a mechanics lien in Washington?
Contractors, subcontractors, sub-subcontractors, material suppliers, and qualifying design professionals furnishing labor, materials, or services in Washington may claim a construction lien.
Overview of Washington lien practice
Washington's lien statute rewards precision about dates at every stage. The 90-day recording deadline runs strictly from last furnishing and is not extended by later warranty or repair work, so contractors should not assume a return trip to the jobsite buys extra time. Preliminary notice is required on commercial and remodel projects for claimants outside direct contract with the owner, and while a late notice still protects the most recent 60 days of work (10 days on residential jobs), everything furnished earlier is simply unprotected once the notice goes out. After recording, the enforcement clock is unforgiving: the foreclosure action must be filed within 8 calendar months, and the owner must then be served within 90 days of filing or the lien is lost regardless of merit. Public projects split into two separate notice tracks, one for the payment bond and one for retainage, each running from the entity's acceptance of the project. As in every state, recording must occur in the correct county, the record owner must be correctly named, and federal property falls outside the reach of the state lien statute.
Common pitfalls on Washington projects
Assuming late notice covers all past work
Late preliminary notice only relates back to protect work performed in the 60 days before service (10 days for residential jobs), leaving earlier furnishing unprotected.
Skipping service on the owner after recording
A copy of the recorded claim of lien must be served on the owner within 14 days of filing.
Missing the 8-month foreclosure deadline
Failing to commence the foreclosure action within 8 months of recording extinguishes the lien entirely.
Late service of the summons and complaint
Even after timely filing suit, failing to serve the owner within 90 days also defeats the lien.
Washington mechanics lien FAQs
When must a mechanics lien be recorded in Washington?
A claim of lien must be recorded in the county auditor's office within 90 days of last furnishing, and warranty or repair work does not extend that window.
Is preliminary notice required in Washington?
Yes, on commercial and remodel projects, claimants not in direct contract with the owner must serve preliminary notice within 60 days of first furnishing.
How long do I have to enforce a lien in Washington?
Foreclosure must be commenced within 8 calendar months of recording, with the owner served within 90 days of filing suit.
What about Washington public projects?
A payment bond claim notice is due within 30 days of the public entity's acceptance, while a retainage lien notice is due within 45 days of acceptance.
Filing a Washington 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.