How to File a Mechanics Lien in Washington
Step 1 — Confirm you have lien rights in Washington
Washington's recorded rules cover subcontractors and suppliers, general contractors, design professionals (RCW 60.04.031). Each of those roles has its own filing window — see Step 3. Washington rule detail: REQUIRED: Serve 'Notice to Customer' within 60 days of first furnishing. Covers only work done before notice was served plus 60 days after.
Step 2 — Send the Washington preliminary notice
Washington requires a preliminary notice 60 days, notice to owner (RCW 60.04.091). It is a precondition, not a formality. It must reach County Auditor and Owner and GC and The board, council, commission, trustees or body acting for the public entity that awarded the contract (NOT the surety and NOT the prime) and Prime Contractor and Construction Lender and Construction Lender or Owner. Delivery: Certified Mail, Return Receipt Requested. Washington rule detail: File claim of lien within 90 days of last furnishing of labor or materials. Serve copy on owner within 14 days of filing.
Step 3 — Your Washington filing deadline
Washington sets the window by claimant role: • Subcontractors and suppliers: within 90 days of your last day of work or materials. • General contractors: within 90 days of your last day of work or materials. • Design professionals: within 90 days 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. Washington rule detail: File claim of lien within 90 days. No prelim notice required for prime contractors.
Step 4 — Prepare and record the lien in Washington
Record in the county where the property sits, under RCW 60.04.141. 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. Washington rule detail: Lien expires 8 months after filing. File suit within 8 months to enforce. Lien expires automatically if no suit filed.
Step 5 — Serve the recorded Washington lien
Washington requires service on County Auditor and Owner and GC and The board, council, commission, trustees or body acting for the public entity that awarded the contract (NOT the surety and NOT the prime) and Prime Contractor and Construction Lender and Construction Lender or Owner. Use Certified Mail, Return Receipt Requested and keep the receipt. In many states an unserved lien is unenforceable even though it appears on title. Washington rule detail: NO right of action on the bond for any sum whatever unless the claimant PRESENTS TO AND FILES WITH the awarding public body a written notice of claim within 30 days from and after COMPLETION OF THE CONTRACT WITH AN ACCEPTANCE OF THE WORK by the affirmative action of that body - NOT 30 days from the claimant's own last furnishing. Acceptance is a formal act (vote/resolution) on the owner's calendar and can fall many months after a sub's last day. Attorneys' fees are not allowed in a suit brought before 30 days after the notice is filed.
Step 6 — Enforce before the Washington deadline expires
You must sue to foreclose within 8 months (filing) (RCW 39.08.030). Miss it and the lien expires and title clears, leaving only a contract claim. Washington rule detail: Applies ONLY to a person, firm or corporation furnishing MATERIALS, SUPPLIES OR PROVISIONS TO A SUBCONTRACTOR. Deliver or mail the CONTRACTOR a written notice not later than 10 days after the date of FIRST DELIVERY, identifying the subcontractor that received them and stating that the contractor and its bond will be held for payment. Runs from first delivery, so it is the earliest deadline on the job. A claimant in direct contract with the prime does not owe it.
Washington stop notice option
Washington also recognises a stop notice, which reaches undisbursed construction funds rather than the property itself (RCW 60.04.221). It can be used alongside a lien. Washington rule detail: Chapter 39.08 RCW sets NO outer deadline for suit on the payment bond. The statutory condition is the 30-day notice of claim; the limitation on suit comes from the terms of the bond itself and the general limitations period for the underlying obligation. The prior '4 months from last furnishing' row was a misattribution: RCW 60.28.030 gives 4 months to foreclose a claim against the RESERVE FUND (retainage), running from the FILING OF THAT CLAIM, not from last furnishing and not on the bond. RCW 39.08.030 adds only that attorneys' fees are barred in a suit brought before 30 days after the notice was filed.
Retainage rules that affect your Washington claim
Washington treats retainage on its own schedule (RCW 60.28.011(2)), so money still held back may have a different due date than your progress billings. Washington rule detail: PARALLEL REMEDY to the bond, and claimants should pursue both. The public body reserves up to 5% of the moneys earned by the contractor as a trust fund for claimants (RCW 60.28.011(1)(a)). Notice of the lien of the claimant must be given within 45 DAYS of completion of the contract work, in the manner provided in RCW 39.08.030 (hence filed with the public body). RCW 60.28.030 then allows 4 MONTHS FROM THE FILING of that claim to bring an action to foreclose the lien on the reserve fund.
Other Washington requirements that void liens
• Second-tier claimants: 90 days from last furnishing. • No sooner than 90 days, no later than 1 year from last furnishing. • Public: prime must pay sub within 10 days of receiving payment from public owner. Private: pay promptly per contract terms. Interest accrues on late public payments. • Public retainage released 60 days after completion and acceptance. Private projects: per contract. Up to 10% retainage on public works.
Frequently Asked Questions
How long do I have to file a mechanics lien in Washington?
Washington requires the lien to be recorded within 90 days, measured from last date of furnishing. The exact window depends on your role — subcontractors and suppliers: within 90 days of your last day of work or materials.
Do I need to send a preliminary notice before filing in Washington?
Yes. Washington requires a preliminary notice 60 days (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 Washington?
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 Washington filing deadline?
Your lien rights are extinguished. Washington 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 Washington?
Once recorded, you must file suit to enforce within 8 months (filing). If you do not, the lien expires automatically and no longer clouds the property's title.