How to Collect a Judgment by State: A Contractor's Guide to Getting Paid After You Win (2026)
✓ Verified against state statutes · Reviewed November 2026 · By Michael Evan — Founder · 50 states · 799 rules
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Key Takeaways
→ A judgment is not a check. The court says you are owed; collecting is your job. → Record it. In California, Florida, Illinois, Michigan, Ohio, Texas, Virginia, and many other states, a judgment is not a lien on real estate until you record or file it. → Watch the dormancy clock. Kansas, Nebraska, Ohio, Oklahoma, and Wyoming judgments go dormant at 5 years without execution or renewal. → Wage garnishment is limited. Federal law caps it at 25%, and North Carolina, Pennsylvania, South Carolina, and Texas largely bar it for ordinary debts. → The best collection tool comes before the lawsuit. A mechanics lien or bond claim reaches the property or the surety, not just the debtor. A framing subcontractor sues the GC on a townhome project for $46,000 and wins. Six months later, not a dollar has moved. The GC hasn’t appealed. It just hasn’t paid, and the court is not going to chase it for the sub. That is how most money judgments work. The judgment is the legal right to collect. Turning it into money takes a second set of steps: recording the judgment, finding the debtor’s assets, levying accounts, garnishing receivables, and keeping the judgment alive until it pays. This guide covers the four rules that matter most in all 50 states: how long a judgment lasts, what interest it earns, how it becomes a lien on real estate, and how much wage garnishment is allowed. It is the last step in The Mechanics Lien Management Method, after the lien, the demand letter, and the lawsuit. If you haven’t sued yet, start with Breach of Contract Statute of Limitations by State or Small Claims Court for Contractors by State .
Mechanics Lien vs. Judgment Lien
Contractors often confuse the two. A mechanics lien attaches to the property you improved because you improved it. It doesn’t depend on the owner or GC having money, and its priority can date back to the start of work. A judgment lien comes after a lawsuit, attaches to whatever real estate the debtor owns where the judgment is recorded or docketed, and usually ranks behind earlier mortgages and liens. Mechanics lien Judgment lien Attaches to The project property Real estate the debtor owns Needs a lawsuit first? No (suit only to enforce) Yes Works if the GC is broke? Often, yes Only if the GC owns property Deadline Days to months after your work Years, with renewal If the lien window is still open, use it. Calculate the date with the Mechanics Lien Management State System . A judgment from a lien foreclosure can reach the project property directly; see the mechanics lien foreclosure lawsuit process .
Judgment Collection Rules by State: 50-State Table
5 yrs when judgments go dormant in KS, NE, OH, OK, and WY without action 25% federal cap on wage garnishment (15 U.S.C. § 1673) 4 states that largely bar wage garnishment: NC, PA, SC, TX State How long it lasts Interest Real estate lien Wages Alabama (Ala. Code §§ 6-9-190, 6-9-210, 8-8-10): lasts Execution for 10 yrs; revive by motion, 20-yr max; interest 7.5%, or contract rate; real estate lien: Record certificate of judgment with the probate judge in each county; wages: Federal 25%. Alaska (AS 09.35.020, 09.30.010, 09.30.070): lasts After 5 yrs, execution needs a court order; interest Fed discount rate (Jan. 2) + 3%; real estate lien: Record certified copy with the district recorder (10 yrs); wages: Stricter: weekly dollar exemption, indexed. Arizona (A.R.S. §§ 12-1551, 33-961, 44-1201): lasts 10 yrs; renew by affidavit for 10 more; interest Lesser of 10% or prime + 1%; real estate lien: Record certified copy plus information statement with county recorder; wages: Stricter: 10%. Arkansas † (A.C.A. §§ 16-65-501, 16-65-114, 16-65-117): lasts 10 yrs; revivable; interest Fed primary credit rate + 2%, constitutional cap; real estate lien: Lien lasts 10 yrs and continues only by revival; confirm filing with the clerk; wages: Federal 25%; check laborer exemptions. California (CCP §§ 683.020, 685.010, 697.310, 706.050): lasts 10 yrs; renewable; interest 10% (5% on certain consumer and medical debts); real estate lien: Record abstract of judgment with county recorder; wages: Stricter: lesser of 20% or 40% above 48x min. wage. Colorado (C.R.S. §§ 13-52-102, 5-12-102, 13-54-104): lasts 20 yrs (county court: 6); interest 8% compounded annually, or contract rate; real estate lien: Record transcript with county clerk and recorder (6 yrs, renewable); wages: Stricter: lesser of 20% or above 40x min. wage. Connecticut (C.G.S. §§ 52-598, 37-3a, 52-380a, 52-361a): lasts Execution for 20 yrs (small claims: 10); interest Up to 10%, court's discretion; real estate lien: Record judgment lien certificate in town land records; wages: Lesser of 25% or above 40x min. wage. Delaware (10 Del. C. §§ 4711, 4913; 6 Del. C. § 2301): lasts Lien 10 yrs, renewable by scire facias; interest Fed discount rate + 5% (contract judgments); real estate lien: Superior Court judgment liens its county; lower courts need a transcript filed with the prothonotary; wages: Stricter: 15%. Florida (Fla. Stat. §§ 55.081, 55.03, 55.10, 222.11): lasts 20 yrs; interest Set by the CFO from the Fed discount rate + 4%; real estate lien: Record certified copy plus address affidavit in county records (10 yrs, re-record once); wages: Head of family earning $750/wk or less exempt; else 25%. Georgia † (O.C.G.A. §§ 9-12-60, 7-4-12, 9-12-81): lasts Dormant after 7 yrs unless execution entered; revive within 3 yrs; interest Prime + 3%, or contract rate; real estate lien: Enter execution on the superior court clerk's general execution docket; wages: Federal 25%. Hawaii (HRS §§ 657-5, 478-3, 636-3, 652-1): lasts 10 yrs; extendable to 20 by motion; interest 10%; real estate lien: Record certified copy at the Bureau of Conveyances; wages: Stricter: tiered 5% / 10% / 20% monthly. Idaho (Idaho Code §§ 10-1111, 28-22-104, 10-1110): lasts Lien 10 yrs, renewable by order; suit within 11 yrs; interest 1-yr Treasury + 5%, set each July 1; real estate lien: Record transcript or abstract with county recorder; wages: Federal 25%. Illinois (735 ILCS 5/12-108, 5/2-1303, 5/12-101, 5/12-803): lasts Enforceable 7 yrs, then revive; up to 20 yrs; interest 9% (6% vs. government); real estate lien: Record memorandum of judgment with county recorder; not automatic; wages: Stricter: lesser of 15% of gross or above 45x min. wage. Indiana (IC 34-11-2-12, 34-55-9-2, 24-4.6-1-101): lasts 20 yrs; lien 10 yrs; interest 8%, or contract rate up to 8%; real estate lien: Automatic in the county where docketed; wages: Federal 25%; court may cut to 10%. Iowa (Iowa Code §§ 614.1(6), 535.3, 624.23, 642.21): lasts 20 yrs; lien 10 yrs; interest 1-yr Treasury + 2%; real estate lien: Automatic in county of entry; homesteads generally exempt; wages: Stricter: annual per-creditor caps by income. Kansas (K.S.A. 60-2403, 16-204, 60-2202): lasts Dormant after 5 yrs unless renewed or enforced; interest Fed discount rate + 4%, reset July 1; real estate lien: Automatic in county of entry; file attested copy elsewhere; wages: Federal 25%. Kentucky (KRS 413.090, 360.040, 426.720): lasts 15 yrs; interest 6% compounded annually, or contract rate; real estate lien: File notice of judgment lien with county clerk (10 yrs + one extension); wages: Federal 25%. Louisiana (La. C.C. arts. 3501, 3300; R.S. 13:4202): lasts 10 yrs; revivable; interest Fed discount rate + 3.25%, set yearly; real estate lien: Record judgment with parish recorder of mortgages (judicial mortgage); wages: Federal 25%. Maine (14 M.R.S. §§ 864, 1602-C, 4651-A): lasts Presumed paid after 20 yrs; interest 1-yr Treasury + 6%; real estate lien: File execution at registry of deeds within 3 yrs (10 yrs, renew once); wages: Stricter: lesser of 25% or above 40x min. wage. Maryland (Md. CJP §§ 5-102, 11-107, 11-402): lasts 12 yrs; renewable; interest 10%; real estate lien: Lien in county of entry once indexed; record in other counties; wages: Stricter: greater of 75% or 30x state min. wage exempt. Massachusetts (G.L. c. 260 § 20; c. 235 § 8; c. 246 § 28): lasts Presumed satisfied after 20 yrs; interest 12%, or contract rate; real estate lien: No automatic lien: attach or levy execution and record at registry of deeds; wages: Stricter: greater of 85% of gross or 50x min. wage exempt. Michigan (MCL 600.5809, 600.6013, 600.2803): lasts 10 yrs; renew by suing on the judgment; interest Avg. 5-yr Treasury + 1% (contract rate up to 13%); real estate lien: Record notice of judgment lien with register of deeds; wages: Federal 25%. Minnesota (Minn. Stat. §§ 548.09, 549.09, 571.922): lasts 10 yrs; renew only by suit within 10 yrs; interest $50k or less: set yearly (4% floor); over $50k: 10%; real estate lien: Automatic in docketing county; transcript elsewhere; wages: Stricter: 10% to 25% by income. Mississippi † (Miss. Code §§ 15-1-47, 75-17-7, 11-7-189): lasts Lien 7 yrs, renewable by notice; interest Contract rate, or rate set by the judge; real estate lien: Enroll on the circuit clerk's judgment roll; wages: Federal 25% (confirm state rule). Missouri (RSMo §§ 516.350, 408.040, 511.350, 525.030): lasts Presumed paid after 10 yrs; revivable; interest 9%, or contract rate if higher; real estate lien: Automatic in county for circuit-court judgments; not small claims; wages: Head of family resident: 10%; else 25%. Montana (MCA §§ 27-2-201, 25-9-205, 25-9-301): lasts 10 yrs; renew by suit; interest Prime + 3%; real estate lien: Automatic in docketing county; transcript elsewhere; wages: Federal 25%. Nebraska (Neb. Rev. Stat. §§ 25-1515, 45-103, 25-1504, 25-1558): lasts Dormant after 5 yrs without execution; revive within 10; interest Treasury bond yield + 2%; real estate lien: Automatic in county of entry; transcript elsewhere; wages: Head of family: 15%. Nevada (NRS 11.190, 17.214, 17.130, 17.150, 31.295): lasts 6 yrs; renew by affidavit within 90 days before expiry; interest Prime + 2%; real estate lien: Record certified copy or abstract plus affidavit with county recorder; wages: Stricter: 18% if gross pay $770/wk or less. New Hampshire (RSA 508:5, 336:1, 524:13, 512:21): lasts Suit on the judgment within 20 yrs; interest 26-week T-bill + 2%; real estate lien: Record certified copy plus mailing affidavit at registry of deeds; wages: 50x federal min. wage/wk exempt. New Jersey (N.J.S.A. 2A:14-5, 2A:16-1, 2A:17-56; R. 4:42-11): lasts 20 yrs; interest Set by court rule; +2% above the Special Civil Part limit; real estate lien: Superior Court judgment binds real estate from entry; wages: Stricter: 10% of gross at lower incomes. New Mexico (NMSA §§ 37-1-2, 56-8-4, 39-1-6, 35-12-7): lasts 14 yrs total; execute within 7; interest 8.75%, or contract rate; real estate lien: File transcript with county clerk; wages: Stricter: lesser of 25% or above 40x highest min. wage. New York (CPLR 211, 5004, 5203, 5231): lasts Presumed paid after 20 yrs; real-property lien 10 yrs; interest 9% (2% on consumer debt); real estate lien: Docket with the clerk of the county where the property sits; wages: Stricter: 10% of gross. North Carolina (N.C.G.S. §§ 1-47, 24-1, 1-234, 1-362): lasts 10 yrs; one renewal action; interest 8% legal rate; real estate lien: Automatic when indexed in county; transcript elsewhere; wages: Effectively barred (60-day family exemption). North Dakota (N.D.C.C. §§ 28-20-35, 28-20-34, 28-20-13): lasts 20 yrs (docketed on/after Aug. 1, 2021); interest Prime + 3%, rounded up to half point; real estate lien: Automatic when docketed in county; wages: Stricter: minus $20/wk per dependent. Ohio (ORC 2329.07, 1343.03, 2329.02): lasts Dormant after 5 yrs without execution or certificate; revivable; interest Federal short-term rate + 3%, set yearly; real estate lien: File certificate of judgment with clerk of common pleas in each county; wages: Federal 25%. Oklahoma (12 O.S. §§ 735, 727.1, 706): lasts Unenforceable after 5 yrs without execution, garnishment, or renewal; interest Prime + 2%; real estate lien: File Statement of Judgment with county clerk; wages: 75% exempt; hardship claim allowed. Oregon (ORS 18.180, 82.010, 18.150, 18.385): lasts 10 yrs; one 10-yr extension; interest 9%, or contract rate if higher; real estate lien: Automatic in county of entry; lien record abstract elsewhere; wages: 75% exempt plus dollar floor. Pennsylvania (Pa.R.C.P. 3031.1; 42 Pa.C.S. §§ 5529, 8101, 8127): lasts Real-estate lien 5 yrs, revive by writ; execution 20 yrs; interest 6%; real estate lien: Automatic on prothonotary's judgment index in county; transfer elsewhere; wages: Barred for ordinary debts. Rhode Island (R.I.G.L. §§ 9-1-17, 9-21-10, 9-26-14): lasts Suit on the judgment within 20 yrs; interest 12%; real estate lien: No automatic lien; officer files execution with recorder of deeds; wages: Federal 25%. South Carolina (S.C. Code §§ 15-35-810, 34-31-20, 15-39-410): lasts Lien 10 yrs from entry; no renewal; interest Prime + 4%; real estate lien: Entry on the county's book of abstracts; wages: Barred. South Dakota (SDCL §§ 15-18-1, 15-16-35, 54-3-16, 15-16-7): lasts Execution 20 yrs; lien 10 yrs, renewable; interest 10%; real estate lien: Automatic when docketed; homestead excepted; wages: Stricter: lesser of 20% or above 40x min. wage. Tennessee † (T.C.A. §§ 28-3-110, 47-14-121, 25-5-101): lasts 10 yrs; interest Formula rate minus 2%, set every 6 months; real estate lien: Register certified copy in register of deeds' lien book; wages: Federal 25% plus small per-child exemption. Texas (CPRC 34.001, 31.006; Fin. Code 304.003; Prop. Code 52.001): lasts Dormant without a writ in 10 yrs; revive within 2; interest Prime, 5% floor and 15% cap; real estate lien: Record abstract with county clerk; wages: Current wages exempt. Utah (Utah Code §§ 78B-2-311, 15-1-4, 78B-5-201): lasts 8 yrs; renewable; interest Federal post-judgment rate + 2% (+10% under $10k for goods or services); real estate lien: Record with county recorder plus judgment information statement; wages: Federal 25%. Vermont (12 V.S.A. §§ 506, 2903, 2901, 3170): lasts 8 yrs; renew by new action; interest 12%; real estate lien: Record in the town land records (8 yrs); wages: 75% or 30x min. wage exempt. Virginia (Va. Code §§ 8.01-251, 6.2-302, 8.01-458, 34-29): lasts 10 yrs (on/after July 1, 2021); two 10-yr extensions; interest 6%, or contract rate if higher; real estate lien: Record on the circuit clerk's judgment lien docket; wages: Lesser of 25% or above 40x min. wage. Washington (RCW 6.17.020, 4.56.110, 4.56.190, 6.27.150): lasts 10 yrs plus one 10-yr extension; interest Contract rate, or greater of 12% or T-bill + 4%; real estate lien: Automatic in county of entry; abstract elsewhere; wages: 75% or 35x federal min. wage exempt. West Virginia (W. Va. Code §§ 38-3-18, 56-6-31, 38-3-7, 38-5A-3): lasts Execution within 10 yrs; each execution restarts it; interest Fed discount + 2% (4% floor, 9% cap); real estate lien: Docket in county clerk's judgment lien docket; wages: Stricter: 20%. Wisconsin (Wis. Stat. §§ 893.40, 815.05(8), 806.15, 812.34): lasts 20 yrs; lien 10 yrs; interest Prime + 1%; real estate lien: Automatic on docket entry; transcript elsewhere; wages: Stricter: 20%. Wyoming (Wyo. Stat. §§ 1-17-307, 1-16-102, 1-17-302): lasts Dormant after 5 yrs without execution; revive within 10; interest 10%, or contract rate; real estate lien: File with county clerk and record in real estate records; wages: Federal 25%. Rules were checked against state statutes as of November 2026. States marked † (Arkansas, Georgia, Mississippi, Tennessee) rest on unofficial copies of the code or secondary sources rather than the official code text. Floating interest rates are shown as formulas, not current numbers, because they reset; check the current rate with the court or the agency that publishes it. “Federal 25%” means we found no stricter state cap. Wage figures apply to individuals, which matters most when you’ve won against a sole proprietor or a personal guarantor. Recent changes worth knowing: Virginia judgments entered on or after July 1, 2021 last 10 years instead of 20; North Dakota judgments docketed on or after August 1, 2021 last 20 years; Arizona cut wage garnishment to 10% in 2022; and Kentucky judgment liens created on or after June 29, 2023 expire after 10 years with one extension.
How to Collect a Construction Judgment: 7 Steps
Get the final judgment and calendar its life. Note the entry date, the dormancy or expiration date, and the last day to renew. Many judgments die because nobody renewed them. Record it everywhere the debtor owns property. Record an abstract, certificate, transcript, or memorandum in each county where the debtor owns or may buy real estate. Use property search to find what the debtor owns. Examine the debtor. Most states let you require the debtor to appear and answer questions under oath about its assets, bank accounts, receivables, and equipment. Illinois calls it a citation to discover assets (735 ILCS 5/2-1402); other states call it a debtor examination or supplementary proceeding. Levy bank accounts. A writ of execution or bank garnishment freezes funds on deposit, subject to exemptions. For a contracting company, timing it around a progress draw can matter. Garnish money owed to the debtor. A GC’s best asset is often what its customers owe it. A garnishment served on an owner or another customer can capture payments before they reach the debtor. Execute on equipment and vehicles. Trucks, trailers, and equipment can be seized and sold, but check for lenders with a prior security interest before you spend money on a sheriff’s sale. Renew before it lapses. File the renewal, revival, or extension your state requires before the deadline in the table. Interest keeps running the whole time, so a judgment you keep alive grows. Exemptions protect some property, especially homesteads, so a judgment against an individual may not reach the house.
When the Debtor Is a Shell
The hardest judgment is one against an LLC with nothing in it. A few things can still help: Personal guarantees. If an owner signed a credit application or subcontract personally, sue the guarantor too, so the judgment names someone with assets. Payment bonds. On bonded jobs, the surety is responsible whether or not the GC can pay. See payment bond claims and Little Miller Act bond claim deadlines by state . Fraudulent transfers. If the company moved money to its owners or a new entity to avoid paying you, state law may let a court undo the transfer. That needs a licensed construction attorney. Bankruptcy. If the debtor files, collection stops under the automatic stay. See mechanics liens and the bankruptcy automatic stay . That is the main argument for protecting your lien and bond rights before you sue: they don’t depend on the debtor having money. For the whole sequence, see Contractor Won’t Pay Me? 9 Steps to Get Paid .
Collecting in Another State
A judgment from one state can be enforced in another, but usually only after you domesticate it. Most states have adopted the Uniform Enforcement of Foreign Judgments Act, which lets you file an authenticated copy with a local court. Once filed, the new state’s rules on liens, interest, garnishment, and duration generally apply there. Federal judgments can be registered in another federal district under 28 U.S.C. § 1963. When the debtor and its assets are in different states, a licensed construction attorney in the asset state is often worth the cost.
Common Mistakes
1. Assuming the judgment is already a lien In many states it isn’t until you record it, and a debtor can sell or refinance property in the meantime. 2. Recording in only one county Even in states where docketing creates a lien automatically, it usually covers only the county of entry. Record wherever the debtor owns property. 3. Letting the judgment go dormant Five years passes fast in Kansas, Ohio, or Oklahoma. Calendar the renewal on the day the judgment is entered. 4. Suing first and liening never A judgment against a broke GC can be worthless. Miss the deadline and you lose your lien rights entirely, and with them your claim against the property.
Frequently Asked Questions
How long is a judgment good for?
It depends on the state. A money judgment stays enforceable for anywhere from about 5 years without renewal (Kansas, Ohio, Oklahoma, Nebraska, and Wyoming go dormant at 5 years if you don't execute or renew) to 20 years or more (Colorado, Connecticut, Florida, Indiana, Iowa, New Jersey, and North Dakota). Most states let you renew or revive a judgment before it expires, but the steps and limits vary, so calendar the renewal date the day the judgment is entered.
Does a judgment automatically become a lien on the debtor's real estate?
Only in some states, and usually only in the county where the judgment was entered. Indiana, Iowa, Kansas, Minnesota, Missouri, Montana, Nebraska, North Carolina, Oregon, Washington, and Wisconsin create a lien in the county of entry once the judgment is docketed. Many others, including California, Florida, Illinois, Michigan, Nevada, Ohio, Texas, Utah, and Virginia, require you to record an abstract, certificate, or memorandum with the county recorder or clerk. For property in another county, you almost always have to file there too.
Can I garnish a contractor's wages or bank account?
Bank accounts can generally be levied in every state, subject to exemptions. Wage garnishment is capped by federal law at 25% of disposable earnings (15 U.S.C. 1673), and many states set a lower cap. North Carolina, Pennsylvania, South Carolina, and Texas largely prohibit wage garnishment for ordinary debts. When the debtor is a contracting business, the more useful target is usually money owed to it by its own customers, which can often be reached by garnishment.
What interest does a judgment earn?
Every state adds post-judgment interest, but the rate differs widely. Some states use a fixed rate, such as 9% in Illinois and New York, 10% in California and Hawaii, 12% in Massachusetts, Rhode Island, and Vermont, and 6% in Kentucky, Pennsylvania, and Virginia. Others float with a market index, such as prime plus 3% in Georgia and Montana, or a rate set each year by the state treasurer. Many states apply the contract rate when the contract sets one.
What is the difference between a mechanics lien and a judgment lien?
A mechanics lien attaches to the specific property you improved, arises from the work itself, and can be foreclosed even if the party that hired you is broke. A judgment lien comes after you win a lawsuit and attaches to real estate the debtor owns in counties where the judgment is recorded or docketed. A judgment lien can reach other property, but only property the debtor actually owns, and it ranks behind earlier mortgages and liens.
What if the debtor is a company with no assets?
A judgment against an empty LLC is hard to collect. That is why lien and bond rights matter: a mechanics lien reaches the property and a payment bond claim reaches the surety, whether or not the GC has money. After judgment, a debtor examination can show where the money went, and a licensed construction attorney can evaluate whether transfers to owners or related companies can be undone under your state's fraudulent transfer law.
Can I collect a judgment from another state?
Yes, but you usually have to domesticate it first. Most states have adopted the Uniform Enforcement of Foreign Judgments Act, which lets you file an authenticated copy of the out-of-state judgment with a local court and then enforce it like a local judgment. The new state's rules on duration, liens, interest, and garnishment then generally govern collection there. Federal court judgments can be registered in another federal district under 28 U.S.C. 1963.