Washington Mechanic Lien Filing Deadlines

90 Days from Last Furnishing

Every claimant, whether contractor, subcontractor, supplier, or laborer, must record the Claim of Lien within 90 days after ceasing to furnish labor, professional services, materials, or equipment. It is recorded in the county where the property sits.

The 90-day period is a period of limitation. No action to foreclose may be maintained unless recording happened inside it. The clock runs from last furnishing, not from completion of the project and not from the last invoice.

Deliver a Copy to the Owner Within 14 Days

Within 14 days after recording, a copy of the recorded claim must be given to the owner or reputed owner by certified or registered mail or personal service. RCW 60.04.091.

The consequence of missing it is specific and limited: the claimant forfeits the right to recover attorney fees and costs against the owner under RCW 60.04.181. The statute does not make the lien invalid. On a modest claim, though, that forfeiture can exceed what the lien is worth.

The Notice Prerequisite

RCW 60.04.031(6) makes a lien unenforceable unless the claimant complied with the notice section. For a non-exempt claimant that means the Notice of Right to Claim Lien must have been given, and the lien reaches only furnishing inside the applicable look-back period before it was sent.

This is where late notices do their damage. A lien can be recorded well inside the 90 days and still be cut to a fraction of the balance owed because the notice went out months into the job.

Contents of the Claim of Lien

The claim must state the claimant's name, the owner's name, a description of the property, the amount claimed, a description of what was furnished, and the dates of first and last furnishing. It must be signed and acknowledged.