Missouri Mechanics Lien Statutes: Deadlines, Venues & Citations
Where Missouri liens are filed and enforced
A Missouri mechanics lien is filed with the Circuit Court Clerk in the county where the project sits — 6 months 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 Missouri claimants lose rights far more often by missing the second one than the first.
Missouri deadlines by claimant role
For subcontractors and suppliers: Notice to Owner — 5 days from first furnishing (Mo. Rev. Stat. § 429.012); Record the lien — 6 months from last furnishing (Mo. Rev. Stat. § 429.080); file suit — 6 months from lien recorded (Mo. Rev. Stat. § 429.170); bond notice — 90 days from last furnishing (Mo. Rev. Stat. § 107.170); file suit — 1 years from last furnishing (Mo. Rev. Stat. § 107.170); miller act notice — 90 days from last furnishing (40 U.S.C. § 3133(b)(2)). For general contractors: Record the lien — 6 months from last furnishing (Mo. Rev. Stat. § 429.080). Every window runs from the claimant's own dates, not the unpaid invoice date.
Rules specific to Missouri
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. File mechanic's lien within 6 months of last furnishing of labor or materials. File mechanic's lien within 6 months of last furnishing. Must have served 10-day notice on owner first. File suit to enforce lien within 6 months of recording. Lien expires after 6 months without enforcement. 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.
How Missouri notices must be served
Missouri requires 10 days (sub) — Just Notice to Owner. Accepted delivery for the notices tracked here: Certified Mail, Return Receipt Requested. Service runs to the Owner. Keep the proof of service in the project file — Missouri disputes over whether a notice was properly served are decided on that documentation.
Public projects in Missouri
No lien attaches to public property in Missouri. On private residential and public state local and public federal work the remedy is a payment bond claim instead — Notice to Owner within 5 days of first furnishing, served on the Owner (Mo. Rev. Stat. § 429.012). 6 public-project deadlines are tracked for Missouri.
Missouri statute citations
The Missouri deadlines above come from Mo. Rev. Stat. § 429.012, Mo. Rev. Stat. § 429.080, Mo. Rev. Stat. § 429.170, Mo. Rev. Stat. § 107.170, 40 U.S.C. § 3133(b)(2), 40 U.S.C. § 3133(b)(1), Mo. Rev. Stat. § 34.057. Statutes are amended periodically — verify current text before relying on any date, and consult a licensed Missouri construction attorney on a specific project.
Frequently Asked Questions
How long do you have to file a mechanics lien in Missouri?
6 months — From last date of furnishing. The filing goes to the Circuit Court Clerk in the project's county. See Mo. Rev. Stat. § 429.080. The clock runs from the claimant's own last furnishing or completion, not the invoice date.
Where do you file a mechanics lien in Missouri?
With the Circuit Court Clerk in the county where the property is located. Recording in the wrong county does not perfect the lien.
Does Missouri require a preliminary notice?
Yes — 10 days (sub). Just Notice to Owner. Accepted service includes Certified Mail, Return Receipt Requested.
How long do you have to enforce a Missouri mechanics lien?
6 months — 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 Missouri?
Retainage released within 60 days of substantial completion on public contracts. 10% maximum retainage. (Mo. Rev. Stat. § 34.057).