Maine Mechanics Lien Statutes: Deadlines, Venues & Citations
Where Maine liens are filed and enforced
A Maine mechanics lien is filed with the Registry of Deeds in the county where the project sits — 90 days from last date of furnishing. 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 Maine claimants lose rights far more often by missing the second one than the first.
Maine deadlines by claimant role
For general contractors: Record the lien — 90 days from last furnishing (Me. Rev. Stat. tit. 10, § 3253). For subcontractors and suppliers: Record the lien — 90 days from last furnishing (Me. Rev. Stat. tit. 10, § 3253); file suit — 120 days from lien recorded (Me. Rev. Stat. tit. 10, § 3255); bond notice — 90 days from last furnishing (Me. Rev. Stat. tit. 14, § 871); file suit — 1 years from last furnishing (Me. Rev. Stat. tit. 14, § 871); miller act notice — 90 days from last furnishing (40 U.S.C. § 3133(b)(2)); file suit miller act — 1 years from last furnishing (40 U.S.C. § 3133(b)(1)). Every window runs from the claimant's own dates, not the unpaid invoice date.
Rules specific to Maine
File claim of lien within 90 days of last furnishing of labor or materials. No preliminary notice required in Maine. File claim of lien within 90 days. Serve copy on owner within 30 days of recording. CRITICAL: File suit to enforce lien within 120 days of recording — very short window. Lien expires after 120 days without action. Written notice within 90 days of last furnishing on public works projects. File suit on payment bond within 1 year of last furnishing. Second-tier claimants only. No notice = no bond claim. File no sooner than 90 days AND no later than 1 year. Public: prime must pay sub within 20 days of receiving payment from owner. Interest at 1.5%/month on late public payments.
How Maine notices must be served
Maine does not impose a preliminary notice on most claimants (N/A), but the notices it does require are strict on method. Accepted delivery for the notices tracked here: Certified Mail, Return Receipt Requested. Service runs to the Prime Contractor and Surety. Keep the proof of service in the project file — Maine disputes over whether a notice was properly served are decided on that documentation.
Public projects in Maine
No lien attaches to public property in Maine. On public state local and public federal work the remedy is a payment bond claim instead — bond notice within 90 days of last furnishing, served on the Prime Contractor and Surety (Me. Rev. Stat. tit. 14, § 871). 4 public-project deadlines are tracked for Maine.
Maine statute citations
The Maine deadlines above come from Me. Rev. Stat. tit. 10, § 3253, Me. Rev. Stat. tit. 10, § 3255, Me. Rev. Stat. tit. 14, § 871, 40 U.S.C. § 3133(b)(2), 40 U.S.C. § 3133(b)(1), Me. Rev. Stat. tit. 10, § 1118. Statutes are amended periodically — verify current text before relying on any date, and consult a licensed Maine construction attorney on a specific project.
Frequently Asked Questions
How long do you have to file a mechanics lien in Maine?
90 days — From last date of furnishing. The filing goes to the Registry of Deeds in the project's county. See Me. Rev. Stat. tit. 10, § 3253. The clock runs from the claimant's own last furnishing or completion, not the invoice date.
Where do you file a mechanics lien in Maine?
With the Registry of Deeds in the county where the property is located. Recording in the wrong county does not perfect the lien.
Does Maine require a preliminary notice?
Not for most claimants (N/A). Sub-tier claimants should still document first furnishing, because Maine's filing and enforcement windows are applied strictly.
How long do you have to enforce a Maine mechanics lien?
120 days — 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 Maine?
Retainage released within 45 days of substantial completion. 10% maximum retainage. (Me. Rev. Stat. tit. 10, § 1118).