Washington Mechanics Lien Statutes: Deadlines, Venues & Citations
Where Washington liens are filed and enforced
A Washington mechanics lien is filed with the County Auditor 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 Washington claimants lose rights far more often by missing the second one than the first.
Washington deadlines by claimant role
For subcontractors and suppliers: Preliminary notice — 60 days from first furnishing (RCW 60.04.031); Record the lien — 90 days from last furnishing (RCW 60.04.091); file suit — 8 months from lien recorded (RCW 60.04.141); bond notice — 30 days from last furnishing (RCW 39.08.065); file suit — 4 months from last furnishing (RCW 39.08.030); miller act notice — 90 days from last furnishing (40 U.S.C. § 3133(b)(2)). For general contractors: Record the lien — 90 days from last furnishing (RCW 60.04.091). For design professionals: Record the lien — 90 days from last furnishing (RCW 60.04.031). For owner: record notice of commencement — 0 days from contract execution (RCW 60.04.011). Every window runs from the claimant's own dates, not the unpaid invoice date.
Rules specific to Washington
REQUIRED: Serve 'Notice to Customer' within 60 days of first furnishing. Covers only work done before notice was served plus 60 days after. File claim of lien within 90 days of last furnishing of labor or materials. Serve copy on owner within 14 days of filing. File claim of lien within 90 days. No prelim notice required for prime contractors. Lien expires 8 months after filing. File suit within 8 months to enforce. Lien expires automatically if no suit filed. Serve written notice within 30 days of last furnishing. No lien on public works; bond claim is only remedy. File suit on payment bond within 4 months of last furnishing. Second-tier claimants: 90 days from last furnishing. No sooner than 90 days, no later than 1 year from last furnishing.
How Washington notices must be served
Washington requires 60 days — Notice to Owner. Accepted delivery for the notices tracked here: Written notice; Certified Mail, Return Receipt Requested. Service runs to the Owner and GC. Keep the proof of service in the project file — Washington disputes over whether a notice was properly served are decided on that documentation.
Public projects in Washington
No lien attaches to public property in Washington. On public state local and public federal work the remedy is a payment bond claim instead — bond notice within 30 days of last furnishing, served on the Prime Contractor and Surety (RCW 39.08.065). 4 public-project deadlines are tracked for Washington.
Washington statute citations
The Washington deadlines above come from RCW 60.04.031, RCW 60.04.091, RCW 60.04.141, RCW 39.08.065, RCW 39.08.030, 40 U.S.C. § 3133(b)(2), 40 U.S.C. § 3133(b)(1), RCW 39.76.011, RCW 60.28.021, RCW 60.04.221, RCW 60.04.171, RCW 60.04.011. Statutes are amended periodically — verify current text before relying on any date, and consult a licensed Washington construction attorney on a specific project.
Frequently Asked Questions
How long do you have to file a mechanics lien in Washington?
90 days — From last date of furnishing. The filing goes to the County Auditor in the project's county. See RCW 60.04.091. The clock runs from the claimant's own last furnishing or completion, not the invoice date.
Where do you file a mechanics lien in Washington?
With the County Auditor in the county where the property is located. Recording in the wrong county does not perfect the lien.
Does Washington require a preliminary notice?
Yes — 60 days. Notice to Owner. Accepted service includes Written notice.
How long do you have to enforce a Washington mechanics lien?
8 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.
Does Washington allow a stop notice?
Yes. Washington claimants can serve a stop notice within 0 days of last furnishing on the Construction Lender (RCW 60.04.221). It reaches project funds rather than the real property, and can run in parallel with the lien.