IL · Construction payment counsel
Illinois Mechanics Lien Attorney
Fred Shestopal and the My Lien Lawyer team prepare, serve, and enforce Illinois mechanics liens, preliminary notices, and public-project bond claims for contractors, subcontractors, and suppliers — directly or with vetted Illinois local counsel where the state requires it.
What we handle on Illinois projects
Subcontractors and suppliers must serve a 90-day notice on the owner under § 24 to preserve lien rights on residential and commercial work.
Record within 4 months of last work to be enforceable against subsequent third parties; within 2 years to be enforceable against the owner. We verify lien rights under Illinois Mechanics Lien Act, 770 ILCS 60 before anything is recorded.
Suit to foreclose must be filed within 2 years of last work. If payment still does not arrive, we take the claim into court rather than handing you a file.
Public-project claimants must serve notice of claim on the contractor and public body within 180 days of last work under 30 ILCS 550/2.
Know your Illinois deadlines first
Illinois mechanics lien law (770 ILCS 60) requires careful tracking of the 90-day subcontractor notice and the 4-month recording window. Public projects fall under the Public Construction Bond Act (30 ILCS 550).
A law firm, not a notice service
Filing bureaus and online lien tools mail documents on request. They cannot give you a legal opinion on whether you hold Illinois lien rights, cure a defective claim, respond when an owner demands suit, or appear in court. Every Illinois matter here is handled under an attorney-client relationship.
- Written analysis of your Illinois lien and bond rights before filing
- Certified mailing with proof of service retained in your file
- Deadline calendaring with reminders ahead of every statutory cutoff
- Foreclosure suit and collections handled by the same firm
See why a law firm matters, side by side with a filing service.
Illinois mechanics lien questions
Do I need a Illinois attorney to file a mechanics lien?
A filing service can mail documents, but it cannot tell you whether you actually hold lien rights in Illinois, fix a defective claim, or foreclose the lien if the money still does not come. My Lien Lawyer handles the analysis, the filing, and the enforcement as one engagement.
What are the key Illinois mechanics lien deadlines?
Record within 4 months of last work to be enforceable against subsequent third parties; within 2 years to be enforceable against the owner. Subcontractors and suppliers must serve a 90-day notice on the owner under § 24 to preserve lien rights on residential and commercial work. Full detail, with statute citations, is on our Illinois mechanics lien law page.
Can you help on a Illinois public project?
Yes. Public-project claimants must serve notice of claim on the contractor and public body within 180 days of last work under 30 ILCS 550/2. The controlling statute is Illinois Public Construction Bond Act, 30 ILCS 550.
How long do I have to file a mechanics lien in Illinois?
To bind third parties, the lien must be recorded within four months of the last day labor or materials were furnished. To enforce against the owner only, the outer deadline is two years.
Do I need to send a preliminary notice in Illinois?
Subcontractors and suppliers without a direct contract with the owner must serve a 90-day notice under § 24 of the Mechanics Lien Act. General contractors with a direct owner contract are not required to serve a 90-day notice.
Unpaid on a Illinois project?
Send us the contract, the last invoice, and your furnishing dates. We will tell you what Illinois deadlines are still open and what it takes to protect the money. The first call is free.
This page is general information, not legal advice, and does not create an attorney-client relationship. Fred Shestopal is licensed in Illinois (with nationwide network of licensed local counsel).