DC · Mechanics Lien Law
Washington, D.C. Mechanics Lien Law: Deadlines, Notices & Filing Guide
Washington, D.C. mechanics lien and payment-bond deadlines explained by My Lien Lawyer. Private claims arise under D.C. Code §§ 40-301.01 et seq. — a notice of lien recorded with the Recorder of Deeds within 90 days of completion, enforced by suit within 180 days. Public work follows the District's Little Miller Act, D.C. Code §§ 2-201.01 et seq.
Washington, D.C. mechanics lien deadlines at a glance
The District does not require a preliminary or pre-lien notice on private projects. That makes the 90-day recording deadline the only line of defense — there is no early notice to fall back on, so we calendar completion-date confirmations from the first day on site.
A Notice of Mechanic's Lien must be recorded with the D.C. Recorder of Deeds within 90 days after the earlier of completion or termination of the work covered by the claimant's contract, and a copy must be served on the owner. The District's window runs from project completion rather than from the claimant's own last day, which is why we document both dates on every District matter.
Suit to enforce the lien must be filed in D.C. Superior Court within 180 days after the notice of lien is recorded. Missing that window releases the lien even though it was recorded on time.
On District public work, a claimant without a direct contract with the prime contractor must serve written notice of the claim on the prime within 90 days after its last labor or materials. Suit on the payment bond may be brought no earlier than 90 days and no later than one year after the claimant last furnished labor or materials.
Primary statute
D.C. Code §§ 40-301.01 et seq. (Mechanic's Lien) · D.C. Code §§ 2-201.01 et seq. (D.C. Little Miller Act)
View official statuteWho can file a mechanics lien in Washington, D.C.?
General contractors, subcontractors at any tier, material suppliers, equipment lessors, and design professionals who furnished labor, materials, or professional services to a private improvement in the District of Columbia. A written contract with the owner is not required — a sub-tier claimant liens through the improvement itself.
Overview of Washington, D.C. lien practice
The District of Columbia is one of the few jurisdictions where the lien clock is tied to completion of the work rather than to the individual claimant's last day on the job, and where no preliminary notice softens a late filing. In practice that means a supplier who demobilized months before the building topped out may still hold rights — and a contractor who assumed its own last invoice started the clock may have already lost them. Because the District is a single recording jurisdiction with the Recorder of Deeds, filings are administratively straightforward; the risk is almost entirely in getting the completion date, the owner of record, and the legal description right. On federally owned property inside the District there are no lien rights at all, and the claim moves to the federal Miller Act instead — a distinction that catches out-of-town contractors regularly.
Common pitfalls on Washington, D.C. projects
Using your last day instead of project completion
The 90 days run from completion or termination of the work under your contract, not from whenever you happened to finish an invoice. Confirm the date in writing before you calendar anything.
Assuming a notice service protected you
There is no preliminary notice in the District, so mailing paperwork early buys nothing. Only a properly recorded and served notice of lien preserves the claim.
Recording on time, then missing the 180-day suit deadline
A recorded lien expires on its own if enforcement is not filed in Superior Court within 180 days. We docket the suit deadline the same day the lien is recorded.
Federal property inside the District
No mechanics lien attaches to United States government property. Those claims proceed under the federal Miller Act payment bond, with its own 90-day notice and one-year suit deadlines.
Washington, D.C. mechanics lien FAQs
How long do I have to record a mechanics lien in Washington, D.C.?
Ninety days after the earlier of completion or termination of the work covered by your contract. The notice of lien is recorded with the D.C. Recorder of Deeds and a copy must be served on the owner.
Is preliminary notice required in the District of Columbia?
No. The District has no preliminary or pre-lien notice requirement on private projects, which makes the 90-day recording deadline critical — there is no earlier filing to rely on if it is missed.
How long do I have to enforce a D.C. mechanics lien?
Suit to enforce must be filed in D.C. Superior Court within 180 days after the notice of lien is recorded, or the lien is lost.
What about District public projects and payment bonds?
Claimants without a direct contract with the prime must give written notice within 90 days of last furnishing, and suit on the bond may be filed between 90 days and one year after last furnishing under D.C. Code §§ 2-201.01 et seq.
Can I lien federal property in Washington, D.C.?
No. Mechanics liens do not attach to United States government property. On federal work in the District the remedy is a Miller Act payment bond claim, which has its own notice and suit deadlines.
Filing a Washington, D.C. mechanics lien or bond claim?
My Lien Lawyer coordinates mechanics lien filings, bond claims, and construction collections in Washington, D.C. — 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.