Vermont Mechanics Lien Statutes: Deadlines, Venues & Citations
Where Vermont liens are filed and enforced
A Vermont mechanics lien is filed with the Town Clerk in the county where the project sits — 180 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 Vermont claimants lose rights far more often by missing the second one than the first.
Vermont deadlines by claimant role
For general contractors: Record the lien — 180 days from last furnishing (9 V.S.A. § 1921). For subcontractors and suppliers: Record the lien — 180 days from last furnishing (9 V.S.A. § 1921); file suit — 1 years from lien recorded (9 V.S.A. § 1924); bond notice — 120 days from last furnishing (29 V.S.A. § 291); file suit — 1 years from last furnishing (29 V.S.A. § 293); 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 Vermont
File claim of lien within 180 days of last furnishing of labor or materials. No preliminary notice required. File claim of lien within 180 days of last furnishing. File suit to enforce lien within 1 year of recording. Written notice within 120 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. Prime must pay sub within 30 days of receiving payment from owner. Interest accrues on amounts wrongfully withheld.
How Vermont notices must be served
Vermont 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 — Vermont disputes over whether a notice was properly served are decided on that documentation.
Public projects in Vermont
No lien attaches to public property in Vermont. On public state local and public federal work the remedy is a payment bond claim instead — bond notice within 120 days of last furnishing, served on the Prime Contractor and Surety (29 V.S.A. § 291). 5 public-project deadlines are tracked for Vermont.
Vermont statute citations
The Vermont deadlines above come from 9 V.S.A. § 1921, 9 V.S.A. § 1924, 29 V.S.A. § 291, 29 V.S.A. § 293, 40 U.S.C. § 3133(b)(2), 40 U.S.C. § 3133(b)(1), 9 V.S.A. § 4005. Statutes are amended periodically — verify current text before relying on any date, and consult a licensed Vermont construction attorney on a specific project.
Frequently Asked Questions
How long do you have to file a mechanics lien in Vermont?
180 days — From last date of furnishing. The filing goes to the Town Clerk in the project's county. See 9 V.S.A. § 1921. The clock runs from the claimant's own last furnishing or completion, not the invoice date.
Where do you file a mechanics lien in Vermont?
With the Town Clerk in the county where the property is located. Recording in the wrong county does not perfect the lien.
Does Vermont require a preliminary notice?
Not for most claimants (N/A). Sub-tier claimants should still document first furnishing, because Vermont's filing and enforcement windows are applied strictly.
How long do you have to enforce a Vermont mechanics lien?
180 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 Vermont?
Retainage released within 60 days of substantial completion. 10% maximum retainage. (9 V.S.A. § 4005).