How to File a Mechanics Lien in Missouri
Step 1 — Confirm you have lien rights in Missouri
Missouri's recorded rules cover general contractors, subcontractors and suppliers (Mo. Rev. Stat. § 429.012). Each of those roles has its own filing window — see Step 3. Missouri rule detail: RESIDENTIAL: Sub/supplier must serve 'Residential Property Notice' on owner within 5 days of first furnishing on residential projects. FIX: citation corrected to § 429.012 (residential notice), deadline corrected from 10 to 5 days, project_category updated to private_residential. This is a preliminary notice from first furnishing, not a pre-filing demand.
Step 2 — Send the Missouri preliminary notice
Missouri requires a preliminary notice 10 days (sub), just notice to owner (Mo. Rev. Stat. § 429.080). It is a precondition, not a formality. It must reach Circuit Court Clerk and Owner and Prime Contractor and Surety and Prime Contractor. Delivery: Certified Mail, Return Receipt Requested. Missouri rule detail: File mechanic's lien within 6 months of last furnishing of labor or materials.
Step 3 — Your Missouri filing deadline
Missouri sets the window by claimant role: • General contractors: within 6 months of your last day of work or materials. • Subcontractors and suppliers: within 6 months of your last day of work or materials. The clock runs from last date of furnishing — not your invoice date. Punch-list and warranty callbacks generally do not restart it. Missouri rule detail: File mechanic's lien within 6 months of last furnishing. Must have served 10-day notice on owner first.
Step 4 — Prepare and record the lien in Missouri
Record in the county where the property sits, under Mo. Rev. Stat. § 429.170. 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. Missouri rule detail: File suit to enforce lien within 6 months of recording. Lien expires after 6 months without enforcement.
Step 5 — Serve the recorded Missouri lien
Missouri requires service on Circuit Court Clerk and Owner and Prime Contractor and Surety and Prime Contractor. Use Certified Mail, Return Receipt Requested and keep the receipt. In many states an unserved lien is unenforceable even though it appears on title. Missouri rule detail: Written notice within 90 days of last furnishing on public works projects.
Step 6 — Enforce before the Missouri deadline expires
You must sue to foreclose within 6 months (filing) (Mo. Rev. Stat. § 107.170). Miss it and the lien expires and title clears, leaving only a contract claim. Missouri rule detail: File suit on payment bond within 1 year of last furnishing.
Retainage rules that affect your Missouri claim
Missouri treats retainage on its own schedule (Mo. Rev. Stat. § 34.057), so money still held back may have a different due date than your progress billings. Missouri rule detail: Second-tier claimants only. No notice = no bond claim.
Other Missouri requirements that void liens
• File no sooner than 90 days AND no later than 1 year. • Public: owner must pay within 30 days of approved invoice; prime must pass through payments to subs within 30 days. Interest on late public payments. • Retainage released within 60 days of substantial completion on public contracts. 10% maximum retainage. • Public prompt payment: owner must pay prime within 30 days of approved invoice; prime must pay sub within 30 days. Interest on late public payments.
Frequently Asked Questions
How long do I have to file a mechanics lien in Missouri?
Missouri requires the lien to be recorded within 6 months, measured from last date of furnishing. The exact window depends on your role — general contractors: within 6 months of your last day of work or materials.
Do I need to send a preliminary notice before filing in Missouri?
Yes. Missouri requires a preliminary notice 10 days (sub) (just notice to owner). 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 Missouri?
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 Missouri filing deadline?
Your lien rights are extinguished. Missouri 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 Missouri?
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.