What Is a Mechanics Lien in Indiana — Complete 2026 Guide
Indiana mechanics lien law has split filing deadlines: general contractors have 60 days from last furnishing, while subcontractors and suppliers have 90 days. Subcontractors must also serve a Notice of Intention on both the property owner and prime contractor within 60 days of first furnishing under IC § 32-28-3-3 — or lose all lien rights. Enforcement must begin within 1 year of recording.
Indiana Split Filing Deadlines — 60 Days for GCs, 90 Days for Subs
Indiana is one of the few states with different filing deadlines based on the claimant's role in the construction payment chain. Original contractors (GCs in direct contract with the property owner) must file their mechanics lien with the County Recorder within 60 days of their last date of furnishing labor or materials under IC § 32-28-3-1. Subcontractors and material suppliers have a more generous 90-day window from last furnishing under IC § 32-28-3-3 — but they must also complete an additional prerequisite step before they can file.
Indiana Notice of Intention — Required for Subcontractors
Indiana subcontractors and material suppliers not in direct contract with the property owner must serve a Notice of Intention to Hold Mechanic's Lien on both the property owner AND the prime contractor within 60 days of first furnishing labor or materials. This notice is a mandatory prerequisite to filing a mechanics lien for those parties. Without it, a subcontractor has no right to file a valid Indiana mechanics lien — regardless of how much unpaid work was performed. General contractors in direct contract with the owner are completely exempt from the Notice of Intention requirement.
Where to File Indiana Mechanics Liens — County Recorder
Indiana mechanics liens are recorded with the County Recorder of the county where the improved property is located. Indiana has 92 counties. Major filing offices include the Marion County Recorder (Indianapolis), Hamilton County Recorder (Noblesville), Lake County Recorder (Crown Point), Allen County Recorder (Fort Wayne), and St. Joseph County Recorder (South Bend). Filing at the wrong county office does not preserve your lien rights.
Indiana 1-Year Enforcement Deadline
After recording a mechanics lien in Indiana, the claimant must commence a foreclosure action in the Circuit Court or Superior Court of the county where the property is located within 1 year of the recording date under IC § 32-28-3-6. The 1-year enforcement window is standard compared to most states. Failure to commence the foreclosure action within 1 year permanently extinguishes the recorded lien.
Frequently Asked Questions
How long do I have to file a mechanics lien in Indiana?
General contractors (original contractors in direct contract with the owner) have 60 days from last furnishing. Subcontractors and suppliers have 90 days from last furnishing. Both deadlines are under Indiana Code § 32-28-3.
What is the Notice of Intention in Indiana?
Indiana subcontractors and suppliers must serve a Notice of Intention to Hold Mechanic's Lien on the property owner AND the prime contractor within 60 days of first furnishing. Without this notice, a subcontractor or supplier cannot file a valid Indiana mechanics lien.
Where do I file a mechanics lien in Indiana?
File with the County Recorder of the county where the improved property is located.
How long do I have to enforce an Indiana mechanics lien?
After recording the lien, claimants must commence a foreclosure action within 1 year of the recording date under IC § 32-28-3-6.