Iowa Mechanics Lien Statutes: Deadlines, Venues & Citations
Where Iowa liens are filed and enforced
A Iowa mechanics lien is filed with the County Recorder in the county where the project sits — 90 days from last date of furnishing (post-90). Filing in the wrong county does not perfect the claim, which matters on projects that straddle county lines. Those are two different clocks against two different offices, and Iowa claimants lose rights far more often by missing the second one than the first.
Iowa deadlines by claimant role
For subcontractors and suppliers: Preliminary notice — 30 days from first furnishing (Iowa Code § 572.13A); Record the lien — 90 days from last furnishing (Iowa Code § 572.8); file suit — 2 years from lien recorded (Iowa Code § 572.14); bond notice — 30 days from completion and acceptance (Iowa Code §§ 573.7, 573.10); Preliminary notice — 30 days from first furnishing (Iowa Code § 573.15); file suit — 60 days from completion and acceptance (Iowa Code § 573.16). For general contractors: Record the lien — 90 days from last furnishing (Iowa Code § 572.8). Every window runs from the claimant's own dates, not the unpaid invoice date.
Rules specific to Iowa
Sub/supplier should serve preliminary notice on owner and GC within 30 days of first furnishing to preserve full lien rights. File mechanic's lien within 90 days of last furnishing of labor or materials. File mechanic's lien within 90 days of last furnishing. File suit to enforce lien within 2 years of recording. Under §§ 573.7 and 573.10, the claim is an itemized, sworn, written statement filed with the officer, board or commission authorized to let the contract, before the expiration of 30 days immediately following completion and final acceptance (later only if the public body has not paid the full price and no action is pending). The surety is liable only on claims established against the retained fund (§ 573.6). A supplier to a material-only supplier has no claim (§ 573.7(2)). No lien on public property. A party performing labor for or furnishing materials, service or transportation to a SUBCONTRACTOR must give the principal contractor a one-time written notice (name, mailing address, phone, and the subcontractor's name) within 30 days of first furnishing, and support its claim with a certified statement of receipt. Covers later furnishing to the same sub on the same project. Does not apply to highway, bridge or culvert projects referred to in § 573.28. Case law on the effect of missing day 60 not reviewed. Second-tier claimants only. No notice = no bond claim.
How Iowa notices must be served
Iowa requires post to mnlr — Mechanics Notice Registry. Accepted delivery for the notices tracked here: Certified Mail, Return Receipt Requested; Written notice; the claim must include a certified statement that the principal contractor received it. Service runs to the Owner and GC. Keep the proof of service in the project file — Iowa disputes over whether a notice was properly served are decided on that documentation.
Public projects in Iowa
No lien attaches to public property in Iowa. On public state local and public federal work the remedy is a payment bond claim instead — bond notice within 30 days of completion and acceptance, served on the Public body that let the contract (itemized, sworn claim filed with the officer, board or commission) (Iowa Code §§ 573.7, 573.10). 5 public-project deadlines are tracked for Iowa.
Iowa statute citations
The Iowa deadlines above come from Iowa Code § 572.13A, Iowa Code § 572.8, Iowa Code § 572.14, Iowa Code §§ 573.7, 573.10, Iowa Code § 573.15, Iowa Code § 573.16, 40 U.S.C. § 3133(b)(2), 40 U.S.C. § 3133(b)(1), Iowa Code § 573.14, Iowa Code § 573.12. Statutes are amended periodically — verify current text before relying on any date, and consult a licensed Iowa construction attorney on a specific project.
Frequently Asked Questions
How long do you have to file a mechanics lien in Iowa?
90 days — From last date of furnishing (post-90). The filing goes to the County Recorder in the project's county. See Iowa Code § 572.8. The clock runs from the claimant's own last furnishing or completion, not the invoice date.
Where do you file a mechanics lien in Iowa?
With the County Recorder in the county where the property is located. Recording in the wrong county does not perfect the lien.
Does Iowa require a preliminary notice?
Yes — Post to MNLR. Mechanics Notice Registry. Accepted service includes Certified Mail, Return Receipt Requested.
How long do you have to enforce a Iowa mechanics lien?
2 years — From filing. A recorded lien left unenforced past that window generally expires and can expose the claimant to slander-of-title risk if it stays on record.
When must retainage be released in Iowa?
Public retainage released within 30 days after final completion and acceptance. 5% maximum retainage on public contracts. (Iowa Code § 573.12).