How to File a Mechanics Lien in Arizona
Step 1 — Confirm you have lien rights in Arizona
Arizona's recorded rules cover subcontractors and suppliers, general contractors (A.R.S. § 33-992.01). Each of those roles has its own filing window — see Step 3. Arizona rule detail: REQUIRED: Serve preliminary 20-day notice within 20 days of first furnishing. If served late, covers only work done in 20 days before notice and after.
Step 2 — Send the Arizona preliminary notice
Arizona requires a preliminary notice 20 days, prelim from first furnishing (A.R.S. § 33-993). It is a precondition, not a formality. It must reach County Recorder and Owner, Lender, and GC and Contractor furnishing the payment bond (not the surety or the public owner) and Prime Contractor. Arizona rule detail: File claim of lien within 120 days of completion or last furnishing (whichever is later). Serve copy on owner within 15 days of recording.
Step 3 — Your Arizona filing deadline
Arizona sets the window by claimant role: • Subcontractors and suppliers: within 120 days of project completion. • General contractors: within 120 days of project completion. The clock runs from completion — not your invoice date. Punch-list and warranty callbacks generally do not restart it. Arizona rule detail: File claim of lien within 120 days of completion. No preliminary notice required for prime contractors.
Step 4 — Prepare and record the lien in Arizona
Record in the county where the property sits, under A.R.S. § 33-998. The document must identify the property, the owner of record, the amount actually owed, and what you furnished. Overstating the amount can void the claim outright. Arizona rule detail: File suit to foreclose lien within 6 months of recording. Lien expires if no suit filed within this period.
Step 5 — Serve the recorded Arizona lien
Arizona requires service on County Recorder and Owner, Lender, and GC and Contractor furnishing the payment bond (not the surety or the public owner) and Prime Contractor. Use certified mail and keep the receipt. In many states an unserved lien is unenforceable even though it appears on title. Arizona rule detail: Second-tier claimants only (contract with a subcontractor, none with the contractor); first-tier claimants owe no notice. TWO notices to the contractor: (1) a preliminary twenty-day notice per § 33-992.01(C)(1)-(4), due 20 days after first furnishing (late notice reaches back only 20 days, § 33-992.01(E)); (2) a ninety-day notice within 90 days of last furnishing stating the amount claimed and the party furnished to. Bid contracts (§ 34-223): delivery by any means with written third-party verification of delivery. CMAR / design-build / JOC (§ 34-611): registered or certified mail. Suit only after 90 days unpaid.
Step 6 — Enforce before the Arizona deadline expires
You must sue to foreclose within 6 months (filing) (A.R.S. § 34-223(A)(2); § 34-611(A)). Miss it and the lien expires and title clears, leaving only a contract claim. Arizona rule detail: No suit after one year from the date the claimant bringing suit last performed labor or supplied materials; suit in the claimant's name. Prevailing party recovers reasonable attorney fees (§ 34-222(B), (F)).
Retainage rules that affect your Arizona claim
Arizona treats retainage on its own schedule (A.R.S. § 32-1129.04), so money still held back may have a different due date than your progress billings. Arizona rule detail: No sooner than 90 days, no later than 1 year from last furnishing.
Other Arizona requirements that void liens
• Prime must pay sub within 7 days of receiving payment from owner. Interest at 1%/month on late amounts after written demand. • Retainage released within 60 days of substantial completion. 10% maximum retainage on private projects. • AZ NOTICE OF COMPLETION: Owner records a Notice of Completion to trigger shorter lien deadlines. After recording, claimants have shorter window to file (lien deadline is measured from NOC date instead of completion date). Affects the 120-day filing window.
Frequently Asked Questions
How long do I have to file a mechanics lien in Arizona?
Arizona requires the lien to be recorded within 120 days, measured from completion. The exact window depends on your role — subcontractors and suppliers: within 120 days of project completion.
Do I need to send a preliminary notice before filing in Arizona?
Yes. Arizona requires a preliminary notice 20 days (prelim from first furnishing). Failing to send it on time generally forfeits your lien rights entirely, regardless of how much you are owed.
Where do I file a mechanics lien in Arizona?
File with the county recorder's office in the county where the property is located. Filing in the wrong county does not preserve your deadline, and re-filing in the correct county after the deadline will not save the claim.
What happens if I miss the Arizona filing deadline?
Your lien rights are extinguished. Arizona courts do not grant extensions for missed mechanics lien deadlines. You would be left with a breach-of-contract claim against whoever hired you, which carries no security interest in the property and is far harder to collect.
How long does a mechanics lien last in Arizona?
Once recorded, you must file suit to enforce within 6 months (filing). If you do not, the lien expires automatically and no longer clouds the property's title.