WA · Construction payment counsel
Washington Mechanics Lien Attorney
Fred Shestopal and the My Lien Lawyer team prepare, serve, and enforce Washington mechanics liens, preliminary notices, and public-project bond claims for contractors, subcontractors, and suppliers — directly or with vetted Washington local counsel where the state requires it.
What we handle on Washington projects
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. We verify lien rights under RCW 60.04.091 before anything is recorded.
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. If payment still does not arrive, we take the claim into court rather than handing you a file.
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.
Know your Washington deadlines first
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.
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 Washington lien rights, cure a defective claim, respond when an owner demands suit, or appear in court. Every Washington matter here is handled under an attorney-client relationship.
- Written analysis of your Washington 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.
Washington mechanics lien questions
Do I need a Washington attorney to file a mechanics lien?
A filing service can mail documents, but it cannot tell you whether you actually hold lien rights in Washington, 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 Washington mechanics lien deadlines?
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. 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. Full detail, with statute citations, is on our Washington mechanics lien law page.
Can you help on a Washington public project?
Yes. 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. The controlling statute is RCW 39.08.010 & RCW 60.28.011.
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.
Unpaid on a Washington project?
Send us the contract, the last invoice, and your furnishing dates. We will tell you what Washington 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).